Awaab's Law sets legal time limits for social landlords (councils and housing associations) to deal with dangerous hazards, named after Awaab Ishak, who died from mould in his family's social home. From 27 October 2025, social landlords must investigate significant damp and mould within 10 working days of it being reported, give the tenant a written summary within 3 working days of finishing the investigation, and make the property safe within 5 working days of the investigation ending. Emergency hazards must be dealt with within 24 hours. It expands to more hazards from October 2026.

Can I be evicted for complaining about damp and mould?

You're protected. Since the Renters' Rights Act ended Section 21 'no-fault' evictions in England, a landlord can't simply evict you for complaining. 'Retaliatory eviction' — being pushed out for asking for repairs — is exactly what the law is designed to stop. Report the problem in writing, keep copies, and get advice from Shelter or Citizens Advice if your landlord threatens you for raising it.

How do I force my landlord to fix damp and mould?

Report it in writing (email or letter) with dated photos and note any effect on your health, and keep copies. If it isn't fixed, use the landlord's formal complaints procedure. Social tenants can then escalate free to the Housing Ombudsman; private tenants can ask the council's environmental health team to inspect and order repairs, and can take the landlord to court under the Fitness for Human Habitation Act. Shelter (0808 800 4444) and Citizens Advice can help at every step.

Damp & mould: your landlord's legal duty to fix it

Q: Is my landlord responsible for damp and mould?

In most cases, yes. Damp and mould caused by disrepair — leaks, broken guttering, failed damp-proofing, poor ventilation or structural problems — is the landlord's responsibility to fix, under the landlord's repairing obligations and the rule that a rented home must be fit to live in. Landlords often try to blame 'condensation' or the tenant's 'lifestyle', but if the property can't be kept free of damp and mould through reasonable living, that's a hazard the landlord must address, not the tenant.

Q: Do private renters have the same rights?

Awaab's Law currently applies to social housing only, but private renters are strongly protected too. Under the Homes (Fitness for Human Habitation) Act 2018 your home must be fit to live in throughout the tenancy, and you can take a private landlord to court directly if it isn't. Your council's environmental health team can also inspect serious damp and mould (a Category 1 hazard) and order the landlord to fix it. Awaab's Law is due to be extended to the private rented sector under the Renters' Rights Act at a later date.

It’s a health hazard — not a “lifestyle” problem

Damp and mould can cause and worsen serious breathing problems, especially for children, older people and anyone with a health condition. It became national news after Awaab Ishak, a two-year-old, died from prolonged exposure to mould in his family’s social home — and the law changed as a result.

Landlords often try to dodge responsibility by calling it “just condensation” or saying you don’t open windows enough. But:

If the damp comes from disrepair — leaks, broken guttering, failed damp-proofing, rotten windows, poor or broken ventilation, structural issues — it’s the landlord’s job to fix.
A rented home must be fit to live in. If it can’t be kept free of damp and mould through normal living, that’s a hazard the landlord must deal with — not you.

Don’t accept being blamed“Wipe it with bleach and open a window” is not a repair. If mould keeps coming back, the cause hasn’t been fixed. Keep reporting it in writing — and don’t let a landlord talk you out of your rights.

Awaab’s Law — the deadlines for social tenants

If you rent from a council or housing association, Awaab’s Law sets legal time limits. From 27 October 2025, once you report significant damp and mould (or any emergency hazard), your landlord must:

Step	Deadline
Emergency hazards	Investigate and act as soon as reasonably practicable, and within 24 hours.
Investigate damp & mould	Within 10 working days of you reporting it.
Written summary to you	Within 3 working days of the investigation finishing — what they found and how they’ll fix it.
Make it safe	Within 5 working days of the investigation finishing.

It’s expandingFrom October 2026 Awaab’s Law widens to more hazards (excess cold and heat, falls, fire, electrical, structural and hygiene), with more to follow in 2027. If a deadline is missed, that’s a breach you can raise in a complaint and escalate.

Renting privately? You’re protected too

Awaab’s Law currently covers social housing only, but private renters have strong, separate rights:

Under the Homes (Fitness for Human Habitation) Act 2018, your home must be fit to live in throughout the tenancy — and you can take a private landlord to court directly if it isn’t.
Your council’s environmental health team can inspect serious damp and mould. If it’s a serious (“Category 1”) hazard, they can order the landlord to fix it.
Awaab’s Law is due to be extended to the private rented sector under the Renters’ Rights Act at a later date.

You can’t be evicted for askingWith Section 21 “no-fault” evictions abolished in England, a landlord can’t lawfully push you out just for complaining about damp. “Retaliatory eviction” is exactly what the law is built to stop — see eviction rules.

How to force a fix

Whether you’re social or private, the steps are the same — and the paper trail is what wins it:

Report it in writing — email or letter, with dated photos and a note of any effect on your health. Keep copies. This starts the legal clock.
If it’s not fixed, use the landlord’s formal complaints procedure and put a clear deadline on it.
Escalate free: social tenants → the Housing Ombudsman; private tenants → your council’s environmental health team, and you can take the landlord to court under the Fitness for Human Habitation Act.

Do this now

Photograph the damp and mould today, then send your landlord a written report keeping a copy. If it affects your or your children’s health, say so clearly. Need the words? Use the letter writer or see the full repairs and escalation route.

For free, expert housing help, contact Shelter on 0808 800 4444 or Citizens Advice. If you’re at risk of losing your home, see homeless help.

Source verification Primary source: GOV.UK — Awaab's Law: guidance for tenants/social landlords; Shelter England; Homes (Fitness for Human Habitation) Act 2018 · gov.uk — Awaab's Law: guidance for tenants in social housing. Last verified 15 June 2026 (the 27 Oct 2025 in-force date, the 24-hour emergency / 10-working-day investigation / 3-day written summary / 5-day make-safe timescales, and the Oct-2026 expansion web-checked against GOV.UK + Shelter). Confidence: High — Awaab's Law applies to the social rented sector from 27 Oct 2025: emergency hazards within 24 hours, significant damp/mould investigated within 10 working days, a written summary within 3 working days of the investigation ending, and made safe within 5 working days; it expands to more hazards from Oct 2026. Private renters are covered by the Homes (Fitness for Human Habitation) Act 2018 + council environmental health (HHSRS), with Awaab's Law extending to private rented later via the Renters' Rights Act. Key facts: social: 24h emergency · 10 working days investigate · 3 working days written summary · 5 working days make safe (from 27 Oct 2025) · expands Oct 2026 · private: Fitness for Human Habitation Act 2018 + council environmental health, Awaab's Law to follow · landlord responsible for damp from disrepair · no retaliatory eviction (S21 abolished) · escalate free to Housing Ombudsman (social) / environmental health (private). Scope: England. Information, not legal advice — get free housing help from Shelter (0808 800 4444) and Citizens Advice. Scotland, Wales and NI have their own (broadly similar) repair and fitness rules.

Damp & mould — common questions

Is my landlord responsible for damp and mould?

Usually yes. Damp from disrepair — leaks, broken guttering, failed damp-proofing, poor ventilation or structural issues — is the landlord's to fix, and a rented home must be fit to live in. Landlords often blame "condensation" or your "lifestyle", but if the home can't be kept free of damp through normal living, that's a hazard they must address.

What is Awaab's Law?

Legal time limits for social landlords to deal with dangerous hazards, named after Awaab Ishak. From 27 October 2025 they must investigate significant damp/mould within 10 working days, give you a written summary within 3 working days of finishing, and make it safe within 5 working days. Emergencies: within 24 hours. It expands to more hazards from October 2026.

Do private renters have the same rights?

Awaab's Law is social-housing only for now, but under the Homes (Fitness for Human Habitation) Act 2018 a private home must be fit to live in and you can take the landlord to court directly. Your council's environmental health team can also order repairs. Awaab's Law is set to extend to private renting under the Renters' Rights Act later.

Can I be evicted for complaining?

No — with Section 21 no-fault evictions abolished in England, a landlord can't lawfully push you out for complaining about damp. Retaliatory eviction is what the law is designed to stop. Report in writing, keep copies, and get advice if you're threatened.

How do I force a fix?

Report it in writing with dated photos and any health impact, keep copies, then use the formal complaints procedure. Social tenants escalate free to the Housing Ombudsman; private tenants ask the council's environmental health team to inspect and can go to court. Shelter (0808 800 4444) and Citizens Advice help at every step.

Sources: The Awaab's Law timescales, in-force date and expansion · GOV.UK — Awaab's Law: guidance for tenants and Shelter England. Private-renter rights under the Homes (Fitness for Human Habitation) Act 2018 and council environmental health · Citizens Advice. SortedUK is not a regulated adviser and this is general information — get free housing help from Shelter or Citizens Advice. Last reviewed: 15 June 2026.

Damp and mould isn’t your fault — and your landlord has to fix it.

It’s a health hazard — not a “lifestyle” problem

Awaab’s Law — the deadlines for social tenants

Renting privately? You’re protected too

How to force a fix

Related guides

Damp & mould — common questions

Report it in writing — that’s what starts the clock.

A safe home is a legal right.