Awaab's Law and private landlords: the new damp and mould duties
Awaab's Law began in social housing and the Renters' Rights Act extends it into the private rented sector. The principle is simple: when a tenant reports a hazard such as damp and mould, the landlord must act within fixed timescales, not at leisure.
What the law requires
Landlords must investigate reported hazards within set periods, provide the tenant with a written summary of findings, begin remedial works promptly where a hazard is confirmed, and act within 24 hours where there is an imminent risk to health. The exact timescales are set in regulations and commencement in the private sector is being phased, but the direction is fixed: damp and mould complaints now run on a statutory clock.
What sensible landlords do now
- Log every disrepair report in writing the day it arrives, with photos.
- Inspect quickly and tell the tenant in writing what you found and what happens next.
- Treat mould as a building problem first: ventilation, insulation, leaks and cold spots, not just cleaning products and advice about drying washing.
- Keep contractor quotes and completion evidence. If a dispute reaches the council or a tribunal, the paper trail is the defence.
How it connects to the rest of the Act
Hazard duties sit alongside the Decent Homes Standard being applied to private rentals, and local authorities enforce both with civil penalties. With Section 21 gone, a landlord cannot respond to a disrepair complaint by ending the tenancy: retaliatory possession is exactly what the new regime is designed to prevent. See our repairs guide and the 2026 compliance checklist.
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Start my agreement →Frequently asked questions
Does Awaab's Law apply to private landlords?
Yes. The Renters' Rights Act extends Awaab's Law requirements to the private rented sector, with commencement phased through regulations. Private landlords should treat the timescale regime as the operating standard now.
What counts as an emergency hazard?
A hazard posing an imminent risk to health or safety, which must be addressed within 24 hours. Severe mould affecting a child's bedroom is the paradigm case the law was written for.