When two-year-old Awaab Ishak died in December 2020 from a respiratory condition caused by black mould in his family’s social housing flat in Rochdale, no one imagined his name would become a rallying cry for housing justice. But after an inquest revealed his parents had reported the mould more than 40 times—and were told it was "just condensation"—public outrage turned grief into action. Now, on October 27, 2025, Awaab's Law takes effect, forcing landlords across England to fix deadly damp and mould issues within strict deadlines—or face fines, lawsuits, and public shame.
What Awaab's Law Actually Requires
The law, formally embedded in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 under the Social Housing (Regulation) Act 2023, doesn’t just ask landlords to be nice—it mandates action. From October 27, social housing providers must:
- Investigate damp and mould complaints within 14 days
- Complete repairs and mould removal within 7 days
- Fix emergency hazards like leaking pipes or broken roofs within 24 hours
That’s not a suggestion. It’s a legal requirement backed by the Landlord and Tenant Act 1985 and the Homes Act 2018. Failure to comply means courts can impose financial penalties, and landlords remain fully liable for all repair costs—even if they claim the tenant caused the problem.
Why This Law Was Born in Tragedy
Awaab’s death wasn’t an isolated case. Between 2015 and 2020, the Manchester Evening News documented over 120 child hospitalizations in Greater Manchester linked to mould exposure in social housing. The Ishak family, supported by housing charity Shelter, refused to let his story fade. Their campaign, amplified by medical experts and tenant advocates, exposed a systemic pattern: landlords treating mould as a "lifestyle issue" rather than a public health emergency.
"We were told to open windows," said Awaab’s mother, Samia Ishak, in a 2023 BBC interview. "But our flat had no extractor fan. The walls were black. The air made him cough until he couldn’t breathe. No one listened until it was too late."
Medical evidence is clear: prolonged exposure to black mould (Stachybotrys chartarum) can trigger asthma, chronic bronchitis, and even neurological symptoms in children and the elderly. The Federation of Damp estimates that 1 in 7 homes in England have measurable mould levels—and nearly half of those are in social housing.
The Ripple Effect: Private Landlords Are Next
But this isn’t just about social housing. The Renters' Rights Bill, expected to pass by early 2026, will extend Awaab’s Law to the private rented sector. That means landlords of flats, terraces, and bungalows will soon face the same 24-hour emergency repair rule. According to Landlord Zone, over 4.5 million private tenants in England will be covered once the bill becomes law.
"This isn’t about punishing landlords," says Dr. Eleanor Myles, a public health researcher at King’s College London. "It’s about closing a dangerous loophole. For years, private landlords hid behind vague tenancy agreements, blaming tenants for ventilation. Now, the law says: if mould grows, it’s your responsibility to stop it."
What Landlords Must Do Now
Many landlords are scrambling. Arches Housing and Elmhurst Energy have already begun retrofitting ventilation systems in 12,000 units across the North West. Some are installing smart humidity sensors that auto-alert maintenance teams when levels exceed safe thresholds.
But compliance isn’t just about hardware. Tenants must be trained to report issues properly—and landlords must document every step. The Platinum Chemicals team, which supplies mould remediation products to housing associations, says demand for professional-grade cleaning kits has tripled since January 2025.
"We’re seeing landlords who ignored reports for years now rushing to fix things," says James O’Connor, a housing compliance officer in Birmingham. "But the ones who waited until October are already behind. They’ll pay more in fines than they would’ve spent on a dehumidifier five years ago."
The Bigger Picture: A Cultural Shift in Housing
Awaab’s Law represents more than new rules—it’s a rejection of decades of neglect. Before 2020, local councils often dismissed mould complaints as "tenant behavior"—a way to avoid costly repairs. Now, the burden of proof has flipped. Landlords must prove they acted, not that tenants caused the problem.
The law also changes how health inspectors assess housing. In 2026, the England Housing Standards Agency will begin rating properties on mould risk scores, similar to restaurant hygiene ratings. Tenants will soon be able to check a property’s history online before signing a lease.
What’s Next?
Phase two arrives in 2026, expanding the law to cover other hazards: inadequate heating, faulty electrical wiring, and asbestos exposure. By 2027, landlords may be required to install air quality monitors in all new builds. Meanwhile, tenant unions are pushing for compensation funds for families affected by past mould exposure.
"This law doesn’t bring Awaab back," says Samia Ishak. "But if it saves one child from breathing poison air, then his life wasn’t wasted."
Frequently Asked Questions
How does Awaab’s Law affect private renters?
Starting in 2026, private landlords will be legally required to follow the same 24-hour emergency repair rule and 14-day investigation timeline as social landlords. The Renters' Rights Bill will extend these obligations to all rental properties in England, meaning even landlords of a single flat must act swiftly on mould reports—or face fines and legal claims.
What happens if a landlord ignores a mould complaint?
Tenants can report non-compliance to their local council’s environmental health department. If proven, landlords can be fined up to £30,000 per breach under the Homes Act 2018, ordered to pay for all repairs, and potentially face civil lawsuits for negligence. Repeated violations may lead to court-ordered management transfers.
Is every type of mould covered under Awaab’s Law?
Yes. The law targets all mould that poses a health risk, especially black mould (Stachybotrys chartarum), which thrives in damp, poorly ventilated areas. Even non-toxic mould can trigger allergies or asthma, so landlords must treat any visible growth as a hazard. Professional testing isn’t required—visible mould triggers the 14-day clock.
Can tenants be held responsible for mould?
Only if they deliberately cause damp—like drying clothes on radiators without ventilation, or blocking air vents. But landlords must still investigate complaints within 14 days. The law assumes mould is a structural issue unless proven otherwise. Even then, the landlord must still fix the problem and cannot evict a tenant for reporting it.
Are there any exceptions to the 24-hour rule?
Yes—but only for emergencies that are physically impossible to fix immediately, like a burst pipe during a public holiday. Even then, landlords must provide temporary mitigation (e.g., portable dehumidifiers, plastic sheeting) within 24 hours and complete repairs within 72 hours. Documentation is mandatory.
How will compliance be monitored?
Local councils will conduct random inspections and review tenant complaint logs. Starting in 2026, housing providers must submit digital repair logs to the England Housing Standards Agency. Tenants can also report delays via a new government portal. Non-compliant landlords will be publicly listed on a "Housing Safety Register."
