Miss the deadline, get the fine. It's that simple. This guide breaks down everything—when the clock starts, what counts as an emergency, and how to document it so councils can't touch you.
Note for Private Letting Agents: Awaab's Law currently applies to social housing only. However, from 27 December 2025, councils have new investigatory powers under the Renters' Rights Act to inspect private rentals (with 24 hours notice or a warrant) and demand compliance records. Damp and mould hazards remain enforceable under the Housing Act 2004, with civil penalties up to £30,000 or unlimited fines upon prosecution.
Awaab's Law is landmark housing legislation that requires landlords to respond to damp, mould, and emergency hazards within strict legal timeframes. It is now in effect for social housing (since October 2025). Formal extension to the private rented sector has no confirmed date.
The law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from prolonged exposure to black mould in his family's social housing in Rochdale.
Currently applies to social housing landlords only. The Renters' Rights Act will extend Awaab's Law to the private sector, but no implementation date has been confirmed—government roadmap suggests 2035-2037 after Decent Homes Standard is established.
Important: Private landlords are already liable under existing HHSRS regulations (Housing Act 2004). Councils can already take enforcement action against damp and mould hazards and issue civil penalties up to £30,000. Don't wait—enforcement is happening now.
Poses “an imminent and significant risk of harm” requiring action within 24 hours.
Presents “a significant risk of harm” requiring investigation within 10 working days.
Phase 1 (Current): Damp & Mould only
Phase 2 (2026+):
Track emergency and significant hazards with automated 24-hour alerts
| Stage | Emergency | Significant |
|---|---|---|
| Investigation | 24 hours | 10 working days |
| Written Report to Tenant | 3 working days | 3 working days after investigation |
| Safety Work Completion | 24 hours | 5 working days |
| Supplementary Work | N/A | Begin within 5 days; complete within 12 weeks |
| Alternative Accommodation | If not safe within 24 hours | If work not started within 5 days |
The clock starts when the landlord/agent becomes aware of the hazard—not when a formal complaint is made. This includes verbal reports, emails, or any form of notification.
Under existing Housing Health & Safety Rating System, councils already enforce:
Poor record-keeping is the primary reason for enforcement action. All records must be retained for at least 6 years.
Landlords cannot claim damp and mould is caused by tenant “lifestyle.” This defence has been explicitly prohibited. Landlords must address hazards regardless of suspected cause.
Since December 27, 2025, the Renters' Rights Act gives local councils significantly enhanced enforcement powers. This works alongside Awaab's Law to strengthen tenant protections.
Letting Shield was built specifically to help UK letting agencies comply with Awaab's Law and the Renters' Rights Act. Our intelligent platform automates the entire compliance workflow—from initial reports to final documentation.
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