Awaab's Law Now Applies to Private Landlords: Complete Guide

Awaab's Law is named after Awaab Ishak, a two-year-old boy who died on 21 December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's social housing flat in Rochdale, Greater Manchester. His family had repeatedly reported the mould to their housing association, Rochdale Boroughwide Housing, but were ignored or told to "paint over it."

The coroner's inquest in November 2022 found that Awaab died as a direct result of the mould in his home and that his death was "entirely preventable." The case shocked the nation and exposed systemic failures in how social landlords handled damp and mould complaints.

In response, the government introduced Awaab's Law as part of the Social Housing (Regulation) Act 2023, setting legally binding timescales for social landlords to investigate and fix hazards like damp and mould. The Renters' Rights Act 2025 extends these requirements to private landlords for the first time.

If you are dealing with damp or mould right now, do not wait for the private sector timescales to be finalised. Use our damp and mould checker to assess the severity and generate an evidence report, then use report issue to escalate immediately.

The Awaab's Law timescales for social housing came into force on 1 October 2025. They set strict deadlines for social landlords to respond to hazard reports:

| Stage | Deadline |

|-------|----------|

| Acknowledge a hazard report | Within 24 hours |

| Investigate the reported hazard | Within 14 calendar days of the report |

| Begin repair works | Within 7 calendar days of the investigation completing |

| Complete emergency repairs (imminent risk to health) | Within 24 hours |

| Complete non-emergency repairs | Within a reasonable timescale set by the landlord, communicated to the tenant |

Social landlords who fail to meet these timescales can face enforcement action from the Regulator of Social Housing, including:

Tenants of social housing can also escalate to the Housing Ombudsman if their landlord fails to meet Awaab's Law timescales. The Housing Ombudsman has been significantly more active since 2022, issuing severe maladministration findings and ordering substantial compensation.

The Renters' Rights Act 2025 includes a provision extending Awaab's Law to the private rented sector. This means private landlords will eventually face similar legally binding timescales for investigating and fixing hazards.

However, the specific timescales for the private sector have not yet been set. The government has committed to a separate consultation on the private sector timescales before bringing them into force. This consultation has not yet been published.

Key points about the private sector extension:

• The power to set timescales is already in the Act (it does not need further legislation)
• The timescales will be set by secondary legislation (regulations) following the consultation
• They may differ from the social housing timescales to reflect the different nature of private renting
• Once in force, private landlords who breach the timescales will face civil penalties and potentially rent repayment orders

The government has not given a firm date for when the private sector timescales will be introduced, but it is expected during 2027 or 2028, once the consultation has concluded and the regulations have been drafted.

Even without the specific Awaab's Law timescales, private tenants are not unprotected. Several existing legal frameworks already require landlords to address hazards:

Housing Act 2004 (HHSRS):

Local councils can inspect private rental properties for 29 categories of hazard. Damp and mould growth is one of the most common Category 1 hazards (the most serious category). If a council inspector finds a Category 1 hazard, they must take enforcement action, which can include an improvement notice requiring the landlord to fix the problem within a set timescale.

Homes (Fitness for Human Habitation) Act 2018:

Your landlord has a legal duty to ensure the property is fit for human habitation throughout the tenancy. If it is not (due to damp, mould, or other hazards), you can take your landlord to court and claim compensation.

Decent Homes Standard (Renters' Rights Act 2025):

The extension of the Decent Homes Standard to private rentals means your home must be free from Category 1 hazards. This reinforces the existing HHSRS framework.

Deduction of Rent Act provisions:

If your landlord has been served with an improvement notice or emergency remedial action notice, you may be able to claim a rent repayment order of up to 24 months' rent.

The message is clear: do not wait for Awaab's Law timescales. If your home has damp or mould, act now using the tools already available.

If you are dealing with damp, mould, or another hazard in your private rented home, follow these steps:

1. Document everything: Take photos with timestamps showing the extent of the problem. Record dates when you reported it and any responses from your landlord. Use our damp and mould checker to generate an evidence report.

2. Report to your landlord in writing: Send an email or letter describing the problem, attaching photos, and requesting repair within a specific timeframe (14 days is reasonable for non-emergencies). Use our report issue tool to generate a professional letter.

3. Contact your local council: If the landlord does not act within your deadline, report to the council's environmental health or housing enforcement team. Request an HHSRS inspection.

4. Keep medical records: If the damp or mould is affecting your health (respiratory issues, skin conditions, allergies), visit your GP and request a letter linking your symptoms to your housing conditions. This is crucial evidence for compensation claims.

5. Consider legal action: Under the Homes (Fitness for Human Habitation) Act 2018, you can take your landlord to court for compensation. Many solicitors handle these cases on a no-win, no-fee basis.

6. Apply for a rent repayment order: If the council has issued an improvement notice that the landlord has breached, you can apply for an RRO of up to 24 months' rent.

Remember: your landlord cannot evict you for raising these issues. Section 21 is abolished, and retaliatory eviction is specifically protected against.

When the government publishes its consultation on private sector Awaab's Law timescales, it is expected to address:

• Response timescales: How quickly must a private landlord acknowledge and investigate a hazard report? The social housing standard of 24 hours for acknowledgement and 14 days for investigation may be adapted.
• Repair timescales: How quickly must repairs begin and be completed? Private landlords may argue they need more time than social landlords to arrange contractors.
• Emergency provisions: What constitutes an emergency requiring a 24-hour response in the private sector?
• Enforcement mechanisms: How will breaches be penalised? Civil penalties are the most likely route.
• Interaction with existing frameworks: How will Awaab's Law timescales sit alongside the HHSRS, the Decent Homes Standard, and the fitness for habitation duty?

We will update this article and our Renters' Rights Act hub as soon as the consultation is published and the timescales are confirmed. Sign up for our newsletter to be notified of developments.