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Awaabs Law

What Awaabs Law means for landlords and tenants

The landmark legislation that changed how landlords must respond to damp, mould — and soon, pest infestations — in rented homes.

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Background

The story behind the law

Awaab Ishak was a two-year-old boy who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's social housing flat in Rochdale. Despite repeated complaints to their housing association, the family's requests for repairs were ignored for years.

The coroner's inquest in 2022 concluded that Awaab's death was directly caused by the mould in the property. The case prompted national outrage and led directly to new legislation under the Social Housing (Regulation) Act 2023.

Awaabs Law — named in his memory — sets legally binding timeframes within which social landlords must investigate and fix damp, mould, and other hazards in their properties.

Response timeframes

Legal deadlines at a glance

Hazard reportedWithin 14 days

Landlord must acknowledge and begin investigation of the reported hazard

Emergency hazardWithin 24 hours

Emergency repairs must begin immediately where there is a risk to health or safety

Investigation completeWithin 7 days

Landlord must provide a written report of findings and proposed remediation plan

Remediation plan agreedWithin a reasonable period

All repair and remediation works must be completed to an adequate standard

For landlords

What landlords must do

Awaabs Law currently applies to social landlords — local authorities and registered social housing providers. Private landlords are not yet covered, but the government has confirmed that subsequent rollouts will extend obligations to the private rented sector.

Acknowledge reports promptly

You must acknowledge any report of damp, mould, or other hazards within 14 days and begin a formal investigation.

Investigate thoroughly

A proper investigation must identify the root cause — not just treat visible symptoms. Surface cleaning alone is not sufficient.

Provide a written remediation plan

Following investigation, you must provide tenants with a written plan setting out what works will be carried out and when.

Complete works to standard

All remediation works must be completed properly. Temporary fixes that allow the hazard to recur will not satisfy the legal requirement.

Keep records

Maintain detailed records of every report, investigation, and remediation action. These records are your evidence of compliance if challenged.

Prepare for pest control rollout

The government has confirmed that pest infestations will be included in a future rollout of Awaabs Law obligations. Proactive monitoring now will put you ahead of the requirement.

For tenants

Your rights as a tenant

If you live in social housing and are experiencing damp, mould, or pest problems, Awaabs Law gives you enforceable rights. Here is what you are entitled to.

The right to report

You have the right to report any damp, mould, or hazard to your landlord without fear of retaliation. Keep a written record of every report you make — date, method, and what you said.

The right to a response

Your landlord must acknowledge your report and begin an investigation within 14 days. If they do not respond, you can escalate to the Housing Ombudsman.

The right to a written plan

Once the investigation is complete, you are entitled to a written remediation plan explaining what will be fixed and when.

The right to proper repairs

Surface cleaning or cosmetic treatment is not enough. Your landlord must address the root cause of the problem.

The right to escalate

If your landlord fails to meet their obligations, you can complain to the Housing Ombudsman Service, which has powers to order remediation and award compensation.

Coming soon

The pest control rollout: what's coming

The initial rollout of Awaabs Law focused on damp and mould. The government has confirmed that subsequent rollouts will extend the same obligations to other housing hazards — including pest infestations.

When the pest control rollout comes into force, social landlords will be legally required to investigate and remediate reported pest infestations within defined timeframes — just as they currently must for damp and mould.

Landlords who cannot demonstrate they acted promptly and effectively will face enforcement action from the Regulator of Social Housing and potential complaints to the Housing Ombudsman.

Don't wait for the rollout

Landlords who start building a documented pest monitoring programme now will be in a far stronger position when the legal obligations come into force.

  • Proactive monitoring demonstrates duty of care
  • Treatment records provide an evidence trail
  • Fast response times show you take reports seriously
  • Compliance documentation protects you from enforcement action

Get ahead of the pest control rollout

Pestscription™ gives landlords a documented, proactive pest monitoring and response programme — exactly the kind of evidence trail that will demonstrate compliance when the pest control obligations come into force.

Explore Pestscription™Get in Touch

Who to contact if your landlord isn't acting

These organisations can help tenants whose landlords are not meeting their legal obligations.

Housing Ombudsman Service

Handles complaints about social landlords in England. Free to use for tenants.

housing-ombudsman.org.uk

Regulator of Social Housing

Regulates social housing providers and can take enforcement action against landlords who fail their obligations.

gov.uk/rsh

Local Council Environmental Health

Your local council's environmental health team can inspect properties and issue improvement notices to landlords.

gov.uk/find-local-council