Your home, fixed on a deadline
Awaab's Law gives private tenants legally enforceable repair deadlines on damp, mould and serious hazards. This is everything you need to know, plus how to check whether the property you're about to rent is a damp risk before you sign.
Free area check. Full Renter Report with damp risk score from £4.99.
Why Awaab's Law exists
Awaab Ishak, a two-year-old in Rochdale, died in December 2020 from prolonged exposure to mould in a social rented flat. His landlord had been aware of the problem for years. The coroner called the conditions “action required by all sectors”. The law named after him took effect in social housing in October 2025 and begins its extension to the private rented sector in 2026.
For the first time, landlords in the private sector face fixed timeframes to investigate and fix hazards. Miss the deadline, and the tenant can seek damages in court; councils can issue civil penalties up to £30,000.
The timeline
Awaab's Law takes effect in social housing
Social landlords must investigate damp/mould within 14 days and emergency hazards within 24 hours.
Extension to private rented sector
Private landlords covered. Phase 2 adds excess cold/heat, structural collapse, falls, electrical safety, fire, explosions.
Phase 3
All 29 HHSRS hazard categories covered under fixed-timeframe repair rules.
Fixed deadlines (private-sector 2026)
| Event | Deadline |
|---|---|
| Investigate emergency hazards | 24 hours |
| Make emergency repairs safe | 24 hours |
| Investigate damp / mould | 14 days |
| Provide written investigation outcome | +3 working days |
| Begin significant repairs | 7 days (guideline) |
Exact private-sector timeframes are being consulted on by MHCLG and may differ slightly from social housing. Keep every piece of written communication with your landlord.
Is the property a damp risk?
Our Renter Report scores damp risk from the property's own EPC data (wall type, insulation, glazing, heating, ventilation, age, size). These are the factors we check:
Solid walls (no cavity)
High - cold surfaces condense moisture. Typical in pre-1930s properties.
EPC rating E, F or G
High - poor insulation and old heating drive condensation. From 2028 private lets must be C or better.
Single glazing or partial upgrade
Medium-High - cold glass is a condensation hotspot.
No mechanical ventilation in kitchen/bathroom
Medium - humidity can't escape without extraction.
Storage heaters or electric-only heating
Medium - tenants ration heating due to cost, leading to cold-wall condensation.
Flat roof (especially if pre-1990)
Medium - ageing flat roofs leak or bridge moisture.
Basement or below-pavement rooms
High - rising and penetrating damp common.
Hazards covered
Phase 3 (expected 2027) extends cover to all 29 HHSRS hazard categories including asbestos, carbon monoxide, crowding, water supply, entry, noise, and lighting.
Check the property before you sign
£4.99 Renter Report. Damp risk score from your EPC, full Awaab's Law readiness check, landlord compliance (EPC + HMO + deposit), fair rent vs local median, full monthly bills and safety score. Instant PDF + email.