Awaab’s Law and Private Landlords: What It Means and When It Starts

Awaab's Law is coming to private renting, and it will give tenants legally enforceable deadlines for damp, mould and serious hazards. Here is what it means for landlords and tenants, when it starts, and what you must do now.

Few housing rules have had as much impact as Awaab's Law. It is named after Awaab Ishak. He was a two-year-old boy who died in 2020 after prolonged exposure to mould in his home. The law in his name forces landlords to deal with damp, mould and serious hazards. They must act within fixed, legally binding timeframes.

For now, Awaab's Law applies to social housing. However, the government has confirmed it will extend to the private rented sector too. So whether you are a private landlord or a tenant, this guide explains what the law requires, when it is likely to reach private renting, and what you should be doing in the meantime.

Awaab's Law at a Glance

What Is Awaab's Law?

Awaab's Law is a set of rules that forces landlords to act quickly on damp, mould and other serious health hazards in rented homes. Rather than leaving repairs open-ended, it sets legally binding deadlines to investigate and fix problems.

The law was created after the tragic death of Awaab Ishak in 2020. His family had reported mould in their social rented flat for years. Sadly, no one dealt with it in time. The law aims to make sure that never happens again, by putting firm time limits on landlords.

In short, once a tenant reports a serious hazard like damp or mould, the clock starts. The landlord must investigate, tell the tenant what they found, and carry out repairs. All of this happens within set timeframes. Emergency hazards must be made safe almost immediately.

Who Does Awaab's Law Apply To?

This is the single most misunderstood part of Awaab's Law, so it is worth being precise. Right now, the law applies only to social housing, not to private landlords.

Here is the current position:

• Social housing: Awaab's Law has applied to social landlords, such as councils and housing associations, in England since 27 October 2025.
• Private rented sector: the law does not yet apply to private landlords. The power to extend it is in the Renters' Rights Act 2025, but no start date has been set.

When Will Awaab's Law Apply to Private Landlords?

No firm date has been confirmed for the private rented sector. The Renters' Rights Act 2025 gives the government the power to extend Awaab's Law to private tenancies. However, the government is still consulting on the detail and timing. So the honest answer is: it is coming, but not yet.

On current expectations, most housing experts and charities, including Shelter, point to 2027 at the earliest for the private sector extension. The exact timeframes for private landlords may also differ slightly from the social housing version. A separate consultation will set them.

Meanwhile, the social housing rollout continues in phases, which gives a strong clue about what private landlords can expect:

Dates for the private rented sector are not yet confirmed. Always check the latest position on GOV.UK. Figures reflect the position at the time of writing.

What Are the Repair Deadlines Under Awaab's Law?

Awaab's Law works by putting firm deadlines on each stage of dealing with a hazard. The government is still finalising the private sector version. So the following reflects the social housing framework, which the private rules are expected to mirror closely.

Under the social housing rules, the landlord must act once they are aware of a significant damp or mould hazard. They must:

• Investigate quickly. Carry out an investigation within a set number of working days of becoming aware of the hazard.
• Report to the tenant in writing. Provide a written summary of the findings shortly after the investigation.
• Start repairs promptly. Begin any necessary safety work within a set number of working days of confirming the hazard.
• Act immediately on emergencies. Make safe any emergency hazard within 24 hours.
• Finish the work. Complete repairs as soon as reasonably possible.

The key point is the direction of travel. Open-ended "we'll get to it" repairs are ending. Once the rules reach private renting, landlords will need to act fast. They will also need clear, dated records of every step.

What Should Private Landlords Do Now?

Even though Awaab's Law does not yet apply to private renting, waiting is a mistake. You already have legal duties on damp and mould, and the new rules are clearly coming. So the sensible approach is to act as if they are already here.

You already have legal duties

Private landlords are already required to keep a home free of serious damp and mould within a reasonable time. These duties sit under Section 11 of the Landlord and Tenant Act 1985, and the Homes (Fitness for Human Habitation) Act 2018. In other words, ignoring a damp report is already a legal risk, well before Awaab's Law arrives.

Practical steps to take today

• Respond fast to every report. Treat any damp or mould complaint as urgent, and start investigating straight away.
• Keep dated records. Log when a report came in, when you inspected, what you found and what you did. Good records are your best defence.
• Fix the cause, not just the surface. Painting over mould is not enough. Find and fix the source, such as a leak, poor ventilation or cold spots.
• Improve ventilation. Extractor fans, trickle vents and good airflow prevent most mould problems before they start.
• Inspect regularly. Routine inspections catch damp early, when it is cheap and easy to fix.

Acting now does more than keep you compliant. It protects your tenants' health. It protects your property from damage. And it means you are ready the moment Awaab's Law reaches the private sector. This is exactly the kind of proactive management a good agent provides.

What Does Awaab's Law Mean for Tenants?

For tenants, Awaab's Law is a big step forward, even before it reaches private renting. It sets a clear standard: damp and mould are not something you should have to live with, and landlords must act. Here is what tenants should know.

• Report problems early, and in writing. Tell your landlord as soon as you notice damp or mould, and keep a copy of what you sent.
• Keep evidence. Photos, dates and any replies help if the problem is not dealt with.
• Know you already have rights. Even now, private landlords must keep your home free of serious damp and mould within a reasonable time.
• Escalate if needed. If your landlord does not act, you can contact your local council's environmental health team, such as Hackney Council, which has powers to intervene.

In short, if you are renting and struggling with damp or mould, you do not have to simply put up with it. Report it clearly, keep records, and ask your landlord to act.

Damp, Mould and Older Homes

Awaab's Law matters especially in areas with lots of older housing, and that includes much of Hackney and East London. Victorian and Edwardian homes are beautiful. However, their solid walls, older windows and limited ventilation can make them prone to damp and condensation.

For landlords with period properties, this is worth taking seriously now. Older homes often need a bit more care to stay damp-free. That means better ventilation, sensible heating, and quick attention to any leaks. Getting ahead of it protects both your tenants and the fabric of the building.

As a local agency that manages many period homes across Hackney, we know these properties well. Our Hackney landlord service includes proactive maintenance and fast repairs, so damp and mould are dealt with properly, long before any deadline applies.

Frequently Asked Questions

Here are the questions landlords and tenants ask most about Awaab's Law. First, the basics. After that, timing, duties and what to do.

The basics

Timing, duties and action

Your duties and next steps