Awaab’s Law is a major change to social housing regulation in England. It sets legal timeframes for social landlords to investigate and deal with serious hazards in tenants’ homes, starting with damp, mould and emergency hazards.
The law is named after Awaab Ishak, a two-year-old boy who died in 2020 after prolonged exposure to mould in his family’s social housing flat. His case brought national attention to the health risks linked to damp and mould, as well as the need for landlords to listen to residents, investigate concerns properly and take action quickly.
For landlords, housing providers and property managers, Awaab’s Law makes one thing clear: damp and mould should not be treated as a surface-level maintenance issue. It needs a timely, evidence-led response that identifies the cause and protects the people living in the property.
When Did Awaab’s Law Come into Force?
Awaab’s Law came into force on 27 October 2025 for social landlords in England. The first phase focuses on significant damp and mould hazards and emergency hazards. The law is being introduced in stages, with further housing hazards expected to be added in later phases.
Under the current guidance, social landlords must investigate potential significant damp and mould hazards within 10 working days of becoming aware of them. If a significant hazard is found, the landlord must provide a written summary of the investigation and take action to make the home safe within the required timeframe. Emergency hazards must be investigated and made safe within 24 hours.
Who Does Awaab’s Law Apply to?
Awaab’s Law currently applies to social landlords in England, including local authorities and housing associations.
Although the legal duties are focused on social housing, the principles are relevant to anyone responsible for property condition and resident safety. Private landlords, managing agents, commercial property owners and facilities teams can all learn from the law’s emphasis on prompt investigation, reliable evidence and clear communication.
Why was Awaab’s Law Introduced?
Awaab’s Law was introduced to make sure serious hazards in social housing are dealt with quickly and properly. It aims to prevent situations where residents repeatedly report damp, mould or other dangerous conditions but do not receive an appropriate response.
Damp and mould can pose a serious health risk, particularly for babies, children, older people and those with asthma, allergies or existing respiratory conditions. The law recognises that these issues need to be investigated, understood and resolved, rather than temporarily cleaned or dismissed.
What Counts as a Damp and Mould Hazard?
A damp and mould hazard is not just the visible mould on a wall, ceiling or window reveal. Visible mould is often a sign of a wider issue within the property.
Common causes can include condensation, poor ventilation, water ingress, plumbing leaks, defective gutters, cold bridging, poor insulation or problems with the building fabric. In some properties, several factors may be contributing at once.
This is why proper diagnosis is so important. If the cause is not understood, any remedial work may only offer a short-term fix.
What Should Landlords do when Damp or Mould is Reported?
When damp or mould is reported, landlords should act quickly and gather enough information to understand the potential risk. This may include where the issue is located, how long it has been present, whether it is spreading and whether anyone in the household may be more vulnerable.
A competent inspection should then be arranged within the relevant timeframe. This inspection should look beyond the visible signs and consider the likely cause of the problem. Photographs, moisture readings, ventilation checks and observations about the property condition can all help support a clear, evidence-based conclusion.
Following the inspection, the resident should receive clear written information explaining what has been found, what action will be taken and when that action is expected to happen.
Why Independent Damp and Mould Investigations Matter
Awaab’s Law places greater importance on getting the diagnosis right. Without a clear understanding of the cause, landlords may spend money on works that do not solve the problem, while residents continue to live with the risk.
An independent damp and mould investigation can help identify whether the issue is linked to ventilation, condensation, water ingress, heating, insulation or a building defect. This gives landlords a stronger basis for deciding what work is needed and helps residents understand what is being done and why.
Cornerstone supports property owners, landlords and housing providers with damp and mould investigations, ventilation assessments and practical reporting. With decades of experience in moisture management, the team focuses on identifying the root cause of damp and mould so that the right action can be taken.
What Should a Damp and Mould Report Include?
A useful damp and mould report should be clear, practical and specific to the property. It should explain what was inspected, what evidence was found, the likely cause of the issue and what steps are recommended.
For social landlords, a clear report can support communication with residents, contractors, compliance teams and decision makers. It can also help show that the issue has been assessed properly and that the response is based on evidence rather than assumption.
How Cornerstone Can Help
Cornerstone provides independent damp and mould investigations, ventilation surveys and property condition assessments for landlords, housing providers, commercial property owners and homeowners.
The team helps identify the underlying cause of damp and mould issues, rather than simply addressing what can be seen on the surface. This supports better decision making, more targeted remedial work and clearer communication with residents or stakeholders.
If you are responding to a damp or mould complaint, reviewing a recurring issue or preparing for Awaab’s Law requirements, an evidence-led survey can help you move forward with confidence.
Contact Cornerstone today to discuss a damp and mould survey, ventilation assessment or Property MOT.
