Awaab’s Law
What Social Housing Landlords Need to Know
Awaab’s Law came into force in October 2025, setting out strict legal duties for social landlords to investigate, respond to and resolve damp and mould hazards within fixed timeframes. These new requirements strengthen a landlord’s existing obligations under the Housing Health and Safety Rating System (HHSRS), the Decent Homes Standard and Building Regulations Part F, all of which are designed to ensure safe, healthy and properly ventilated homes.
What is Awaab’s Law?
Awaab’s Law was introduced in memory of Awaab Ishak, the two-year-old who tragically died in 2020 after prolonged exposure to mould in his family’s social housing flat in Rochdale. His death exposed major failures in the way damp and mould issues were being managed across the sector and prompted urgent national reform to protect tenants’ health and safety.
Domestic-Air Ltd played a part in supporting these improvements on the Freehold Estate in Rochdale, helping to address long-standing damp, mould and ventilation problems. Following the success of this programme, we were subsequently procured to deliver further remediation works on a second estate. Our involvement contributed to creating healthier, safer homes for residents during a period of significant change across the sector.
Since October 2025, Awaab’s Law has imposed strict legal duties on all social landlords in England. Landlords must now investigate and resolve damp, mould and other housing health hazards within fixed statutory timeframes, ensuring issues are addressed promptly and effectively. Failure to comply can lead to enforcement action, regulatory penalties and increased risk of housing disrepair claims.
Who Does Awaab’s Law Apply To?
Awaab’s Law now applies to all social housing providers in England, including local authorities, housing associations and private registered providers. The legislation also covers any managing agents, maintenance teams or specialist contractors acting on behalf of a landlord. Every organisation involved in the management, repair or inspection of social housing has a legal responsibility to identify, investigate and resolve damp, mould and other unsafe living conditions within the required statutory timeframes.
These duties ensure that damp and mould risks, including black mould, condensation issues and ventilation failures, are dealt with quickly, consistently and in full compliance with the updated regulations designed to protect tenant health and reduce housing disrepair.
Your Responsibilities as a Landlord
Under Awaab’s Law, you must:
Investigate any reported hazards like damp, mould or leaks within strict legal timeframes.
Carry out repairs promptly to fix unsafe living conditions.
Keep clear records showing what was reported, when it was inspected, and how it was resolved.
Communicate clearly with tenants throughout the process.
Failing to comply can result in regulatory action, enforcement notices and reputational damage.
Why Black Spot Mould is a Priority
Black spot mould is one of the most common and hazardous damp-related issues found in tenanted homes across the UK. It typically forms in areas with poor ventilation and high moisture levels, such as bathrooms, kitchens, bedrooms, and behind large furniture. If it is not treated promptly and effectively, black mould can pose serious health risks, including asthma, persistent coughing, and other respiratory infections. These risks are especially significant for children, older residents and anyone with existing health conditions.
Awaab’s tragic death highlighted the severe dangers of untreated damp and mould in social housing, leading to the introduction of Awaab’s Law and stricter legal requirements for landlords to act quickly. The updated regulations now ensure that black mould and related ventilation issues must be investigated and resolved within fixed timeframes to protect tenant health and prevent unsafe living conditions.
How to Prevent and Treat Black Spot Mould
Carry out regular property inspections to identify early signs of black mould, damp patches or condensation build-up before they become hazardous. Routine checks are now an important part of ongoing compliance under Awaab’s Law.
Educate residents on everyday habits that reduce condensation, like using their extractor fans, drying clothes outdoors when possible, and heating rooms properly.
Help residents understand simple day-to-day habits that reduce condensation, such as using extractor fans correctly, keeping trickle vents open, avoiding drying clothes indoors where possible and heating rooms evenly in colder months.
Invest in effective ventilation solutions, including modern extractor fans, Positive Input Ventilation (PIV) systems and adequately sized trickle vents. Improving airflow is one of the most reliable long-term ways to reduce moisture levels and prevent mould returning.
Use specialist anti-mould coatings as part of your remediation work. High-quality products, such as the anti-mould paint available from Domestic-Air Ltd, can provide extended protection when applied after a proper clean-down and treatment process.
Staying Compliant Under Awaab’s Law
With Awaab’s Law now in force, social landlords must maintain strong, proactive systems to stay compliant and protect residents from damp and mould hazards. Key ongoing actions include:
Regularly reviewing and updating damp and mould policies to ensure they reflect current legal requirements and best practice.
Training staff, surveyors, repairs teams and contractors on their duties under Awaab’s Law, including investigation timeframes, record-keeping, and communication with residents.
Carrying out proactive inspections of high-risk or previously affected homes, identifying ventilation issues, condensation risks and early signs of black mould before they become hazardous.
Working with specialist contractors to deliver effective mould treatment, ventilation upgrades and remediation works that meet modern regulatory standards.
CONTACT US Book a Survey
Want to ensure your housing stock remains fully compliant under Awaab’s Law? Domestic-Air Ltd provides detailed damp, mould and ventilation surveys to identify black spot mould risks, condensation issues and ventilation failures before they become hazardous.