Awaab's Law: What Every Private Landlord in England Needs to Know
- Jess Fleet
- 5 days ago
- 3 min read
Most private landlords in England have never heard of Awaab's Law.
That needs to change.
From May 2026, Awaab's Law, previously limited to social housing, has been extended to the private rented sector as part of the Renters Rights Act. It introduces strict legal timeframes for landlords to investigate and fix damp, mould, and serious health hazards once a tenant reports them.
Ignore it and you face fines, enforcement action, and compensation claims.
This guide covers what Awaab's Law is, where it came from, and exactly what private landlords need to do to stay compliant.
Who Was Awaab Ishak?
In December 2020, two-year-old Awaab Ishak died in Rochdale. The coroner's inquest concluded that his death was caused by prolonged exposure to black mould in the social housing property where his family lived.
Despite repeated complaints to the housing association, nothing was done.
His death prompted a public outcry and led directly to new legislation. Awaab's Law was introduced through the Social Housing (Regulation) Act 2023, initially applying only to social housing landlords. The Renters Rights Act 2026 has now extended it to the private rented sector.
What Does Awaab's Law Require?
Awaab's Law requires landlords to take swift, documented action when a tenant reports a potential health hazard — particularly damp, mould, and poor ventilation.
The key obligations are:
Investigate promptly once a hazard is reported by a tenant
Communicate clearly with the tenant about what you have found and what action you will take
Fix the problem within the timeframes set out in the legislation
Document everything — the report, your investigation, and the remediation carried out
The specific timeframes for investigation and repair are set in secondary legislation. Landlords should confirm the latest timeframes with a qualified property professional or check the government guidance at GOV.UK.
What Counts as a Health Hazard?
Awaab's Law focuses primarily on:
Black mould and damp caused by structural problems, poor ventilation, or inadequate heating
Excess cold (properties that cannot be adequately heated)
Other serious hazards assessed under the Housing Health and Safety Rating System (HHSRS)
It is important to note that black mould caused by structural issues or inadequate heating is a landlord responsibility under the Decent Homes Standard, which has also been extended to private rentals under the Renters Rights Act. It is not a tenant lifestyle issue.
What Happens If You Don't Comply?
Failure to act on a reported hazard within the required timeframes can result in:
Complaints to the Private Rented Sector Ombudsman, who has the power to force repairs and award compensation to tenants
Local council enforcement action — councils have been given stronger enforcement powers and fines have increased significantly under the Renters Rights Act
Compensation claims from tenants
Reputational damage and potential difficulty letting the property in future
What Good Landlords Should Do Now
If you are already maintaining your properties properly and responding to tenant reports promptly, Awaab's Law will not change much about how you operate. The law is catching up with what good practice already looks like.
If you are not sure whether your properties are compliant, here is a practical starting point:
Inspect your properties for signs of damp, mould, or poor ventilation — particularly in bathrooms, kitchens, and north-facing rooms
Fix any issues you find before a formal complaint is made
Set up a clear process for tenants to report maintenance issues — in writing, so there is a record
Respond promptly to any reports and document every step you take
Keep records of all maintenance requests, inspections, and work carried out
A Note on the Decent Homes Standard
Awaab's Law sits alongside the extension of the Decent Homes Standard to private rentals. For the first time, private landlords are legally required to ensure their properties are free from serious health hazards.
A property with persistent structural damp or mould is not a decent home. Under the new framework, that is no longer simply a matter of good practice, it is a legal requirement.
Summary
Awaab's Law is one of the most significant changes in the Renters Rights Act for day-to-day property management. Here is the short version:
A tenant reports damp, mould, or a serious health hazard
You are legally required to investigate within set timeframes
You must fix what you find and document everything
Fail to act and you face fines, Ombudsman action, and compensation claims
Good landlords already do this. This law is for the ones who don't.
Need Help?
Footsteps Landlord Solutions works with landlords across England to help them navigate compliance, maintenance, and property management under the new legislation.
If you are unsure whether your portfolio is compliant with Awaab's Law or the wider Renters Rights Act, get in touch with the team.
All content reflects legislation as understood in April 2026. Verify specific timeframes and legal obligations with a qualified property professional.
