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Guide
Awaab's Law: what social landlords need to do about damp and mould
Awaab's Law
Awaab's Law requires social landlords in England to investigate potential significant hazards within 10 working days, give the tenant a written summary within 3 working days of the investigation, and make the home safe within 5 working days where a significant hazard is found. Phase 1, covering damp and mould and all emergency hazards, came into force on 27 October 2025, and Phase 2 adds more hazards from 30 November 2026.
Who does Awaab's Law apply to?
Social landlords in England: councils and registered providers such as housing associations. The Renters' Rights Act provides for similar duties for private landlords later.
What are the timescales?
Emergency hazards must be investigated and made safe within 24 hours. Potential significant hazards (in Phase 1, damp and mould) must be investigated within 10 working days, the tenant must get a written summary within 3 working days of the investigation ending, and a significant hazard must be made safe within 5 working days of the investigation.
What happens if works cannot be done in time?
Landlords must offer suitable alternative accommodation at their own expense if safety works cannot be completed within the timescales.
What comes next?
From 30 November 2026, Phase 2 brings more hazards under the same timescales: excess cold and excess heat, falls, structural collapse, fire and explosion, electrical hazards and domestic hygiene, including pests. The government has said the remaining hazards will follow in a later phase.
Where does ventilation fit in?
Most damp and mould is driven by moisture that is not being extracted, so continuous extract, PIV and fan upgrades are a common part of making homes safe and preventing repeat cases.
Sources
- JMW Solicitors: Phase 2 of Awaab's Law comes into force on 30 November 2026
- Shelter, how Awaab's Law changes the rules (Oct 2025)
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