What your landlord must do
Awaab’s Law
Awaab’s Law sets statutory timescales for landlords to respond when tenants report serious hazards in their properties. Awaab’s Law is being introduced via a phased approach
From 27th October 2025
- If a landlord becomes aware of a potential hazard, they must investigate within 10 working days to determine if there is a risk
- Landlords must provide tenants with a written summary of the investigation results within 3 working days of completing it
- If a significant hazard is identified, landlords must make the property safe using temporary measures within 5 working days and complete full repairs promptly
- For emergency hazards, landlords must respond and start action within 24 hours
- If repairs can’t be completed quickly enough, landlords must offer suitable alternative accommodation at their expense until the home is safe
In 2026, requirements will expand to apply to a wider range of hazards including excess cold and heat, falls, structural collapse, fire, electrical hazards and explosions, and hygiene hazards
In 2027, requirements will expand to apply to the remaining hazards defined by the HHSRS (excluding overcrowding)
This phased approach is intended to allow for a period of testing and learning to ensure Awaab’s Law is being delivered in a way that benefits social housing tenants and secures a lasting legacy
Your council or housing association must fix damp and mould if it:
- makes your home unfit to live in
- is caused by a problem with your home, like a leaking pipe, faulty roof or a crack in the wall
Your landlord might have to deal with things that make condensation worse, like not enough insulation or air flow in your home. This could include:
- adding more insulation
- putting in extractor fans
- installing better windows
Your landlord should always investigate properly and make sure they know what’s causing damp and mould in your home. They should not just say it’s your responsibility.
Your landlord has to fix things that can cause damp and mould. For example:
- faulty pipes
- leaking roofs
- broken gutters
- damaged brickwork
- broken extractor fans
They are also responsible for dealing with rising damp if the damp proof course does not work or the property is not safe.
What you (the tenant) should do
There are also things tenants should do as part of looking after their home that can cut down on damp and mould.
You need to:
- air out your home regularly
- keep up with ordinary cleaning
- look after your home and try not to damage things
- do small jobs, like wiping condensation from windows
This is sometimes called ‘acting in a tenant like manner’. This might be mentioned in your tenancy agreement.
Tell your landlord if it’s difficult for you to look after your home properly. For example, if you cannot do some jobs because you’re disabled.
How to complain
You can complain to the council if they are not dealing with damp and mould properly. If you rent from a housing association follow the complaints procedure in your tenants handbook or check their website
You have to complain to your landlord first. You can then take your complaint further to the Housing Ombudsman.
You have to give your landlord chance to deal with your complaint before you go to the Housing Ombudsman.
You can complain to the Ombudsman if either:
- you have complained your landlord and you are still not happy
- your landlord has not followed their complaints policy
The Housing Ombudsman deals with complaints about things like repairs and damp and mould in social housing. You can complain to them up to a year after you get the stage 2 decision from your landlord.
You can also complain to them if the landlord takes too long to deal with your complaint.
You can use the Housing Ombudsman online complaint form.
If you cannot use the form you can:
- phone them on 0300 111 3000
- email: info@housing-ombudsman.org.uk