Damp & mould:
your landlord’s deadlines
Mould on the walls? Damp creeping up the kitchen? Awaab's Law gives your landlord days, not months, to act. Here is what the law makes them do, by when, and where it goes if they don't.
Right timeframes
24 hours for emergencies, 14 days to investigate, 7 days to begin remedial work - set by the law, not by your landlord.
Awaab's Law cited
References the implied tenancy term, the Renters' Rights Act 2026, and the Social Housing (Regulation) Act 2023.
Three escalation routes
County Court for breach of contract and damages, the Ombudsman, and the local council’s Environmental Health team.
What to put in your report
The clock only starts once your landlord has it in writing. One email is enough, if it says these things. Keep a copy.
- Where and what. Each room affected, and whether it is damp, mould, or both. Black mould on a bedroom wall is a Category 1 hazard.
- Since when. The date you first noticed it, and the date of any earlier report, however informal.
- Who it affects. Anyone in the household with asthma, a chest condition, or under five. This is what makes it an emergency.
- What you expect. An inspection within 14 days and written findings, or the property made safe within 24 hours if it is an emergency.
- Evidence. Dated photographs, and a note of any GP visits.
If the deadline passes with nothing done, the free routes are below: the Housing Ombudsman for council and housing association tenants, the council’s environmental health team for private renters, and Shelter for either.
Awaab's Law timeframes
Exact timescales for the private rented sector will be set in regulations and consulted on. The figures above reflect the social housing model that the new rules will be based on.
Common questions
What is Awaab’s Law?
Named after 2-year-old Awaab Ishak, who died from prolonged exposure to mould in his social rented home, Awaab’s Law sets clear legal timeframes for landlords to investigate and fix serious housing hazards. It was introduced for social housing by the Social Housing (Regulation) Act 2023 and extended to the private rented sector by the Renters' Rights Act 2026.
What timeframes apply to private landlords?
Emergency hazards (immediate risk of harm) must be made safe within 24 hours of identification. Other Category 1 hazards - including significant damp and mould - must be investigated within 14 days, with remedial work beginning within 7 days of the investigation finding the hazard, and completed within a reasonable period.
What can I do if my landlord ignores the deadlines?
You can sue them for breach of contract in the County Court (Awaab’s Law is implied as a term of your tenancy). The court can order the work to be carried out and award you compensation for inconvenience, distress and any health impact. You can also escalate to the Private Rented Sector Landlord Ombudsman or report the property to your council’s Environmental Health team, who can issue an Improvement Notice and seek a Rent Repayment Order.
Do I need to give written notice first?
Yes - the timeframes only start running once you’ve reported the hazard. Put it in writing, by email or recorded delivery, and keep a copy. Photographs and dated evidence make the case much stronger.
What is a 'Category 1 hazard'?
Hazards rated under the Housing Health and Safety Rating System (HHSRS). Category 1 means a serious risk of harm to health or safety - including damp and mould, excess cold, faulty wiring, structural problems, sewage backing up, and many others. Local councils have powers to order landlords to fix Category 1 hazards.
Does this apply across the UK?
The Renters' Rights Act extension of Awaab’s Law applies to England. Scotland and Wales have separate housing standards regimes (the Repairing Standard in Scotland; the Renting Homes (Wales) Act 2016 fitness-for-human-habitation duties in Wales).
Disrepair has its own route
Report it to your landlord in writing first. Council tenants can escalate to the Housing Ombudsman for free; private tenants can go to the council's environmental health team, which can order repairs. Shelter's advisers do this every day.
Shelter: repairs advice(opens in a new tab)Related
Other places this tool comes in handy - plus the companies most likely to be on the receiving end.