Awaab's Law: what it requires, the timescales, and who it applies to

In England, Awaab’s Law is now an England-only social-housing repair duty with fixed deadlines for emergency hazards and significant damp and mould. Private landlords still have damp, mould, repair and fitness duties, but not the Awaab’s Law clocks unless and until the private-rented-sector extension is brought into force.

What does Awaab's Law require a landlord to do?

Awaab’s Law requires social landlords in England to investigate and deal with emergency hazards and significant damp and mould within fixed legal timescales, because the 2025 Regulations say: “These Regulations apply to lessors of social homes in England (whenever the lease was granted).” The Awaab’s Law legislation works by implying a covenant into the lease: “There is implied in the lease a covenant by the lessor that the lessor will comply with all prescribed requirements that are applicable to that lease.” In practical terms, the Phase 1 Awaab’s Law guidance, regulations and damp and mould rules require emergency hazards to be made safe within 24 hours, non-emergency significant damp and mould to be investigated within 10 working days, a written summary to follow within 3 working days, and relevant safety work to be completed within 5 working days where required. The government describes Phase 1 this way: “From this point social landlords will have to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants to fixed timeframes.”

Does Awaab's Law apply to private landlords, or only to social housing?

Awaab’s Law currently applies only to social rented housing in England, including council housing and housing-association homes, not to private landlords. GOV.UK’s HHSRS landlord guide states: “Awaab’s Law currently applies to social rented housing and requires social landlords to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants to fixed timeframes.” The parent section also limits the duty to cases where “the lessor under the lease is a registered provider of social housing,” so Awaab’s Law is not yet a private-landlord repair-clock regime. The Renters’ Rights Act 2025 contains a private-rented-sector extension, but legislation.gov.uk marks that section as not in force: “This version of this provision is prospective.” When Awaab’s Law will apply to private landlords is therefore not fixed in statute; the government roadmap says: “The timescales for implementing these changes will be subject to consultation.”

Is there a new law on damp and mould that private landlords have to follow?

The £7,000 penalty often quoted with Awaab’s Law belongs to the Decent Homes Standard, not Awaab’s Law, which is enforceable only through a tenant’s breach-of-covenant claim under section 10A. The key enforcement line is: “Regulations under subsection (3) are enforceable against lessors only through actions for breach of the covenant that is implied by subsection (2).” For private landlords in England, there is no new Awaab’s Law 24-hour, 10-working-day or 5-working-day damp and mould clock yet, because the 2025 Regulations say: “These Regulations apply to lessors of social homes in England (whenever the lease was granted).” Private rented homes are still covered by existing legal standards on damp and mould in rented homes: the fitness covenant requires a home to “remain fit for human habitation during the term of the lease,” and councils must act where a category 1 hazard exists, since the Housing Act 2004 says they “must take the appropriate enforcement action in relation to the hazard.” Damp and mould remains most acute in the private rented sector: the English Housing Survey found “10% of dwellings” in the PRS had damp in 2024, compared with 7% in social rented homes.

When does Awaab's Law come into force, phase by phase?

Awaab’s Law Phase 1 came into force for social homes in England on 27 October 2025; Phase 2 is expected on 30 November 2026 but still depends on amending regulations being approved, and Phase 3 is planned for 2027. The Phase 1 commencement is fixed in the statutory instrument: “These Regulations come into force on 27th October 2025.” Phase 1 covers emergency hazards and significant damp and mould. The government collection says: “Phase 2 will come into force on 30 November 2026,” but the regulations publication adds the important caveat that the Phase 2 text applies “when amending regulations come into force (subject to Parliamentary approval).” That means the 30 November 2026 Awaab’s Law Phase 2 date is government policy rather than an already-commenced statutory date. For Phase 3, the consultation response says: “Then in 2027, we will extend the requirements to the remaining types of hazards covered by the Housing Health and Safety Rating System (HHSRS)(excluding overcrowding) where they are significant hazards.”

What counts as significant damp and mould?

Significant damp and mould under Awaab’s Law is not defined by a moisture reading, a square-metre area or an HHSRS Category 1 score; it is damp, mould or fungal growth that creates a significant risk of harm to an occupier in a social home in England. The regulations define a “significant hazard” as “a relevant hazard that poses a significant risk of harm to the health or safety of an occupier of the social home.” They define “significant risk of harm” as “a risk of harm to the occupier’s health or safety that a reasonable lessor with the relevant knowledge would take steps to make safe as a matter of urgency (but not within 24 hours).” For Phase 1, the relevant risk must be “associated with exposure to damp, mould or fungal growth.” Awaab’s Law guidance is explicit that the hazard need not be Category 1 under HHSRS: “Awaab’s Law therefore does not require a hazard to be at category 1 level under HHSRS in order for it to be in scope as there may be instances where a particular tenant is at a greater risk from hazardous conditions.”

What are the emergency hazards under Awaab's Law?

Awaab’s Law does not contain a closed list of emergency hazards; in England it defines an emergency hazard as any relevant hazard in a social home that poses an imminent and significant risk of harm, excluding overcrowding. The regulations say an “emergency hazard” means “a relevant hazard that poses an imminent and significant risk of harm to the health or safety of an occupier of the social home.” They then define that risk as one “that a reasonable lessor with the relevant knowledge would take steps to make safe within 24 hours.” Overcrowding is carved out because, for an emergency hazard, the risk must not be “associated with a lack of adequate space for living and sleeping.” The examples in Awaab’s Law guidance are not a statutory checklist: “Examples provided throughout the document are intended as illustrative examples only and are not intended to be used as a baseline of what is and is not a significant or emergency hazard, which should be decided by the landlord on a case by case basis.”

How long does a landlord have to investigate damp or mould?

A social landlord in England has 10 working days to complete a standard investigation into significant damp or mould under Awaab’s Law, starting the day after it becomes aware of the issue. The regulations define the “standard investigation period” as “the period of 10 working days beginning on the day after the day on which the lessor becomes aware of the issue of concern.” If the damp or mould is part of an emergency hazard, the 10-working-day clock is too slow: the landlord must investigate and/or complete relevant safety work “as soon as reasonably practicable and within 24 hours.” These Awaab’s Law timescales do not apply to private landlords in England because the same regulations state: “These Regulations apply to lessors of social homes in England (whenever the lease was granted).” The private-rented-sector extension in the Renters’ Rights Act 2025 is not yet operative, with legislation.gov.uk marking it: “This version of this provision is prospective.”

How soon must the written summary go to the tenant?

A social landlord in England must usually give the tenant the written summary within 3 working days, starting the day after the damp, mould or hazard investigation is completed. Regulation 9 defines the relevant period as “the period of 3 working days beginning on the day after the day on which the relevant investigation is completed.” That written summary matters because it records what was investigated, what the landlord found, what work is required and what timescale applies, rather than leaving the tenant to reconstruct commitments from a visit or phone call. The rule is an Awaab’s Law duty for social landlords in England, not a general private-landlord deadline, because the regulations apply to “lessors of social homes in England.” Practice before the legal clock was introduced was patchy: MHCLG’s test-and-learn research found that “Tenants did not consistently receive written inspection summaries, reducing transparency and making it harder for tenants to track commitments, escalate concerns or seek redress where follow-through fell short.”

How long does a landlord have to fix damp or mould?

A social landlord in England must complete the relevant safety work for a significant damp or mould hazard within 5 working days after the investigation ends, but work to stop the hazard recurring has no fixed number of days and must be done within a reasonable period. The 5-working-day repair clock is the first clock: the regulations require relevant safety work “within the period of 5 working days beginning on the day after the day on which the relevant investigation is completed.” The second clock is different: supplementary preventative work must be completed “within a reasonable period.” That distinction is the main Awaab’s Law timescales trap: the immediate hazard is fixed on a 5-working-day deadline, but preventing damp or mould from coming back depends on what is reasonable for the cause, such as ventilation, insulation, leaks, heating defects or structural moisture. For private landlords in England, the Awaab’s Law 5-day clock does not yet apply; ordinary repair and fitness duties still turn on reasonableness, and Shelter notes: “There is no statutory definition of reasonable time.”

Does Awaab's Law apply to leaseholders?

Awaab’s Law does not apply to long leaseholders, shared owners or other owner-occupied low-cost home ownership homes in England. GOV.UK guidance states: “Awaab’s Law does not apply to long leaseholds or other owner-occupied accommodation and low-cost home ownership homes, including shared ownership.” The statute reaches a “relevant social housing lease,” but it excludes low-cost home ownership accommodation, saying the lease “is not low cost home ownership accommodation.” The useful distinction is therefore not simply leaseholder versus tenant, because ordinary tenancy agreements are also legally leases; the exclusion is aimed at long leaseholds, owner occupation and shared ownership rather than social tenants under relevant tenancies. A social tenant should not assume they are outside Awaab’s Law just because their agreement is called a lease, but a leaseholder who owns a long lease or shared-ownership interest should treat Awaab’s Law as outside their direct repair-right route.

Does Awaab's Law apply to temporary accommodation?

Awaab’s Law applies to temporary accommodation in England only where it is occupied under a tenancy that is social housing let by a registered provider; it does not apply where the occupier is under a licence. GOV.UK states: “Awaab’s Law applies to temporary and supported accommodation occupied under a tenancy that is social housing let by a registered provider.” The same guidance draws the licence line clearly: “Awaab’s Law does not apply to temporary accommodation, supported accommodation, or other housing that is occupied under a licence.” That distinction matters because temporary accommodation is commonly provided under licence rather than tenancy; a Commons committee report observed: “Temporary accommodation is often occupied under licence.” The Renters’ Rights Act 2025 contains a power that could extend the duties to licence occupation, but that section is not currently in force, with legislation.gov.uk marking it: “This version of this provision is prospective.”

Does Awaab's Law apply in Scotland, Wales and Northern Ireland?

Awaab’s Law as made under the Landlord and Tenant Act 1985 applies in England only, while Scotland and Wales have their own damp, mould and hazards rules and Northern Ireland has no equivalent Awaab’s Law regime in force. Section 10A applies only where “the dwelling is in England,” and the 2025 Regulations say: “These Regulations apply to lessors of social homes in England (whenever the lease was granted).” Scotland has separate Awaab-branded regulations: the Scottish instrument says it will “come into force on 6 October 2026” and will introduce time limits for damp and mould in private tenancies, Scottish secure tenancies and short Scottish secure tenancies. Wales has not adopted the English Awaab’s Law scheme; instead, the Welsh Government says its new Welsh Housing Quality Standard hazards rule “will come into force on 1 April 2026.” Northern Ireland had not introduced an equivalent regime; on 24 February 2026 the Assembly was still calling on the Minister to “urgently introduce legislation, similar to Awaab’s Law.”

Is mould a safeguarding issue?

Mould is not automatically a statutory safeguarding issue in England, but it can become a child-welfare or safeguarding concern where housing conditions contribute to harm, neglect or serious health risk. The legal housing framework treats damp and mould as a housing hazard: the HHSRS regulations say a hazard is prescribed where the risk of harm is associated with matters in Schedule 1, and for damp and mould growth the relevant vulnerable group is “an occupier under the age of 15 years.” Local-authority housing and environmental-health teams also sit within wider child-welfare duties; Working Together 2026 says: “Housing and homelessness services in local authorities and others, such as environmental health organisations, are subject to the section 11 duties set out in this chapter.” But no UK statute simply labels mould as a safeguarding category. In practice, landlords and councils should escalate where mould affects a child, disabled person or vulnerable adult, because Peabody’s safeguarding policy captures the real-world risk: “housing conditions, including disrepair, damp, mould, overcrowding and unsafe environments, may contribute to harm or neglect and can be safeguarding concerns for children and young people.”

Does treated mould come back?

Treated mould can come back if the underlying damp source is not fixed; official rented-housing guidance says: “Simply removing surface mould will not prevent the damp and mould from reappearing.” That is why England’s Awaab’s Law rules for social landlords do not stop at wiping down or redecorating: required work must, “so far as is possible,” ensure “that the hazard in question does not recur.” Awaab Ishak’s own case shows the point starkly: the coroner found “the mould remained a continuing and recurrent issue whilst the family were in the property.” The practical difference is between removal and remediation. Removal may kill or clean visible mould; remediation asks why the surface is cold or wet enough for mould to grow, such as leaks, penetrating damp, inadequate extraction, insulation gaps, heating failure or severe condensation. The market still often defaults to advice rather than source control: the English Private Landlord Survey 2024 found that, among private landlords who saw damp or mould, “A third (33%) had just advised the tenant how to prevent the issue occurring.”

Last reviewed September 2026.

Sources

• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 1 — “These Regulations apply to lessors of social homes in England (whenever the lease was granted).” Source
• Landlord and Tenant Act 1985, section 10A — “There is implied in the lease a covenant by the lessor that the lessor will comply with all prescribed requirements that are applicable to that lease.” Source
• GOV.UK, Awaab’s Law guidance for social landlords — “From this point social landlords will have to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants to fixed timeframes.” Source
• GOV.UK, HHSRS landlord and agent guide — “Awaab’s Law currently applies to social rented housing and requires social landlords to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants to fixed timeframes.” Source
• Landlord and Tenant Act 1985, section 10A — “(a)the lessor under the lease is a registered provider of social housing, and” Source
• Renters’ Rights Act 2025, section 60 — “This version of this provision is prospective.” Source
• GOV.UK, Implementing the Renters’ Rights Act 2025 roadmap — “The timescales for implementing these changes will be subject to consultation.” Source
• Landlord and Tenant Act 1985, section 10A — “Regulations under subsection (3) are enforceable against lessors only through actions for breach of the covenant that is implied by subsection (2).” Source
• Landlord and Tenant Act 1985, section 9A — “(b)will remain fit for human habitation during the term of the lease.” Source
• Housing Act 2004, section 5 — “If a local housing authority consider that a category 1 hazard exists on any residential premises, they must take the appropriate enforcement action in relation to the hazard.” Source
• GOV.UK, English Housing Survey 2024 to 2025 headline findings — “Damp problems were more prevalent in private rented dwellings, with 10% of dwellings having a problem in 2024, compared to 7% of social rented dwellings and 4% of owner occupied dwellings.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 1 — “(2) These Regulations come into force on 27th October 2025.” Source
• GOV.UK, Awaab’s Law regulations — “This publication shows the text of Awaab’s Law (the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025) as it applies from 30 November 2026 when amending regulations come into force (subject to Parliamentary approval).” Source
• GOV.UK, Awaab’s Law in the social rented sector collection — “Phase 2 will come into force on 30 November 2026.” Source
• GOV.UK, Awaab’s Law consultation response — “Then in 2027, we will extend the requirements to the remaining types of hazards covered by the Housing Health and Safety Rating System (HHSRS)(excluding overcrowding) where they are significant hazards.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 3 — “(a)“significant hazard” means, in relation to a social home, a relevant hazard that poses a significant risk of harm to the health or safety of an occupier of the social home;” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 3 — “(b)“significant risk of harm” means a risk of harm to the occupier’s health or safety that a reasonable lessor with the relevant knowledge would take steps to make safe as a matter of urgency (but not within 24 hours);” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 3 — “(i)in relation to a significant hazard, the risk of harm is associated with exposure to damp, mould or fungal growth, or” Source
• GOV.UK, Awaab’s Law guidance for social landlords — “Awaab’s Law therefore does not require a hazard to be at category 1 level under HHSRS in order for it to be in scope as there may be instances where a particular tenant is at a greater risk from hazardous conditions.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 3 — “(c)“emergency hazard” means, in relation to a social home, a relevant hazard that poses an imminent and significant risk of harm to the health or safety of an occupier of the social home;” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 3 — “(d)“imminent and significant risk of harm” means a risk of harm to the occupier’s health or safety that a reasonable lessor with the relevant knowledge would take steps to make safe within 24 hours.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 3 — “(ii)in relation to an emergency hazard, the risk of harm is not associated with a lack of adequate space for living and sleeping (or either of those things),” Source
• GOV.UK, Awaab’s Law guidance for social landlords — “Examples provided throughout the document are intended as illustrative examples only and are not intended to be used as a baseline of what is and is not a significant or emergency hazard, which should be decided by the landlord on a case by case basis.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 6 — ““standard investigation period” means the period of 10 working days beginning on the day after the day on which the lessor becomes aware of the issue of concern;” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 — “The action the lessor must take is to investigate (if the matter has not already been investigated) and/or to complete relevant safety work (if relevant safety work is identified) as soon as reasonably practicable and within 24 hours.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 9 — “In this regulation, “the relevant period” means the period of 3 working days beginning on the day after the day on which the relevant investigation is completed” Source
• GOV.UK, Awaab’s Law test-and-learn research report — “Tenants did not consistently receive written inspection summaries, reducing transparency and making it harder for tenants to track commitments, escalate concerns or seek redress where follow-through fell short.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 11 — “(a)within the period of 5 working days beginning on the day after the day on which the relevant investigation is completed, or” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulation 13 — “The lessor must secure that the relevant supplementary preventative work is completed within a reasonable period.” Source
• Shelter Legal, repairs under section 11 — “There is no statutory definition of reasonable time.” Source
• GOV.UK, Awaab’s Law guidance for social landlords — “Awaab’s Law does not apply to long leaseholds or other owner-occupied accommodation and low-cost home ownership homes, including shared ownership.” Source
• Landlord and Tenant Act 1985, section 10A — “(ii)is not low cost home ownership accommodation.” Source
• GOV.UK, Awaab’s Law guidance for social landlords — “Awaab’s Law applies to temporary and supported accommodation occupied under a tenancy that is social housing let by a registered provider.” Source
• GOV.UK, Awaab’s Law guidance for social landlords — “Awaab’s Law does not apply to temporary accommodation, supported accommodation, or other housing that is occupied under a licence.” Source
• House of Commons Housing Committee report — “Temporary accommodation is often occupied under licence.” Source
• Renters’ Rights Act 2025, section 61 — “This version of this provision is prospective.” Source
• Landlord and Tenant Act 1985, section 10A — “(a)the dwelling is in England,” Source
• Investigation and Commencement of Repair (Scotland) Regulations 2026, regulation 1 — “These Regulations may be cited as the Investigation and Commencement of Repair (Scotland) Regulations 2026 and come into force on 6 October 2026.” Source
• Investigation and Commencement of Repair (Scotland) Regulations 2026, explanatory note — “These Regulations amend the Housing (Scotland) Act 2006 (“the 2006 Act”) and the Scottish Secure Tenants (Right to Repair) Regulations 2002 (“the 2002 Regulations”) to introduce time-limits for the investigation and commencement of repairs to damp or mould in private tenancies, Scottish secure tenancies and short Scottish secure tenancies.” Source
• Welsh Government, Welsh Housing Quality Standard: responding to hazards — “The Welsh Government is determined to improve accountability and transparency for tenants, and the new WHQS rule, which will come into force on 1 April 2026, is a direct response to these concerns.” Source
• Northern Ireland Assembly order paper, 24 February 2026 — “That this Assembly expresses deep concern regarding the state of disrepair of many social and private rented properties; recognises the serious adverse impact that damp and mould have on human health; welcomes the introduction of Awaab’s Law following the tragic death of Awaab Ishak; is concerned that much of our housing stock is in urgent need of retrofitting to ensure it meets the minimum standards required for human habitation, and the challenges posed by climate change; further recognises that many private tenants feel disempowered and unable to ask their landlords for basic repairs due to the fear of a retaliatory eviction; and calls on the Minister for Communities to urgently introduce legislation, similar to Awaab’s Law, to compel landlords to tackle damp, mould and disrepair in both social and private rented accommodation.” Source
• Housing Health and Safety Rating System (England) Regulations 2005, regulation 3 — “A hazard is of a prescribed description for the purposes of the Act where the risk of harm is associated with the occurrence of any of the matters or circumstances listed in Schedule 1.” Source
• Housing Health and Safety Rating System (England) Regulations 2005, regulation 6 — “(a) paragraph 1 of Schedule 1, an occupier under the age of 15 years;” Source
• Working Together to Safeguard Children 2026 — “Housing and homelessness services in local authorities and others, such as environmental health organisations, are subject to the section 11 duties set out in this chapter.” Source
• Peabody safeguarding children policy — “We recognise that housing conditions, including disrepair, damp, mould, overcrowding and unsafe environments, may contribute to harm or neglect and can be safeguarding concerns for children and young people.” Source
• GOV.UK, Understanding and addressing the health risks of damp and mould in the home — “Simply removing surface mould will not prevent the damp and mould from reappearing.” Source
• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 — “(ii) ensure, so far as is possible, that the hazard in question does not recur,” Source
• Awaab Ishak prevention of future deaths report — “I am satisfied from the evidence that the mould remained a continuing and recurrent issue whilst the family were in the property, albeit no further complaint was made to RBH until July 2020.” Source
• GOV.UK, English Private Landlord Survey 2024 main report — “A third (33%) had just advised the tenant how to prevent the issue occurring.” Source