How Awaab's Law fixes timescales for damp, mould, and hazard repairs — and what letting agents must do to meet investigation and remediation deadlines.
England only. This guide applies to private rented property in England. Wales and Scotland have separate legal frameworks — dedicated guides will be published separately.
Awaab Ishak died in December 2020 from respiratory failure caused by prolonged exposure to mould in his family's social housing flat. The coroner found the housing provider failed to treat damp and mould despite repeated reports. Awaab's Law mandates fixed timescales so hazards cannot be left unaddressed.
| Hazard type | Investigation start | Repair deadline |
|---|---|---|
| Emergency (Category 1 hazard) | Immediately | 24 hours |
| Serious (damp, mould, heating failure) | Within 14 days | As soon as practicable |
| Non-urgent repairs | Within 14 days | Reasonable timeframe |
Private sector timescales under the Renters' Rights Act will be confirmed in secondary legislation. Agents should prepare to meet at least these benchmarks.
| Consequence | Who acts | Impact |
|---|---|---|
| Council improvement notice | Local housing authority | Landlord must complete works within deadline |
| Emergency remedial action | Council | Council carries out works and recharges landlord |
| Ombudsman complaint | Tenant via redress scheme | Binding remedies including compensation |
| Disrepair counterclaim | Tenant in court | Rent repayment and repair orders |
| Civil penalty | Council | Up to £30,000 per offence |
Agents who triage maintenance through a centralised system — with QR codes for tenant reporting and automated escalation — respond faster and create the audit trail Awaab's Law demands. See landlord repair obligations for the underlying Section 11 duties.
Named after Awaab Ishak, who died from exposure to mould in social housing. The Social Housing (Regulation) Act 2023 introduced fixed timescales for social landlords to investigate and repair hazards. Similar timescales are being extended to the private rented sector.
The Renters' Rights Act extends fixed timescales for hazard investigation and repair to the private rented sector in England. Agents managing properties must ensure landlords meet these deadlines.
For social housing, investigation must begin within 14 days and emergency hazards addressed within 24 hours. Private sector timescales will be set in secondary legislation — monitor gov.uk for commencement orders.
Log the report immediately, instruct a damp surveyor or contractor within the prescribed timeframe, keep the tenant informed, and ensure remedial works address the root cause — not just surface mould treatment.
Yes. Under mandatory landlord redress, tenants can escalate unresolved damp and mould complaints. Poor handling reflects on both landlord and agent.
General information only — not legal advice. Laws change; verify against current legislation and seek professional advice for your situation.
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