Awaab’s Law: Damp & Mould Compliance for Landlords

Introduction

Another child died earlier this year - this time in Hampstead, London. Akram Mohammed, just 15 weeks old, was exposed to toxic mould in a council flat that was later deemed unfit for human habitation. His parents believe the unsafe conditions contributed directly to their baby’s death. The headlines were heartbreakingly familiar: avoidable, preventable, ignored. Just like Awaab Ishak in 2020.

How many more headlines will it take before landlords take this seriously?

From 27 October 2025, Awaab’s Law becomes enforceable. But this isn’t just about ticking a box for compliance. It’s about life and death, and landlords across the UK are still not doing enough.

If you manage or maintain social housing, the time for passive awareness is over. The responsibility to act begins now. 

What Is Awaab’s Law?

Awaab’s Law, part of the Social Housing (Regulation) Act 2023, is a new legal requirement for social landlords to respond rapidly to health and safety hazards in tenants' homes.

Effective Date: 27 October 2025 (subject to Parliamentary approval)

Who it applies to: All social housing landlords in England, including local councils and housing associations.

Landlords must:

• • Investigate emergency hazards (e.g. gas leaks, severe mould) within 24 hours
•  
• • Investigate significant hazards (e.g. damp causing health issues) within 10 working days
•  
• • Provide a written summary of findings to the tenant within 3 working days
•  
• • Start or arrange required works within 5 working days
•  
• • Provide alternative accommodation if works can’t be completed on time
•  
• • Keep tenants informed throughout the process

Tip: Legal obligations begin the day a landlord becomes aware of a potential hazard - not when it’s formally logged. Even if reported indirectly or by a third party.

Penalties for Non-Compliance

Under Awaab’s Law, social landlords who miss repair deadlines for damp, mould, or other hazards can face legal action from tenants. Courts have the power to order repairs, compensation, and legal costs.

The Housing Ombudsman and Regulator of Social Housing can also investigate and take enforcement action. Non-compliance can result in serious financial and reputational damage. Landlords have a defence only if they can prove they took all reasonable steps to comply.

Why Damp and Mould Are Now a Legal Priority

Damp and mould are no longer seen as low-priority maintenance issues. They pose serious risks to tenants' health - and the law now reflects that.

• • Health Risks: Mould exposure can lead to respiratory infections, asthma, and other health problems - especially for children and vulnerable adults.
•  
• • System Failures: Awaab’s death highlighted failures in communication, complaint handling, and risk prioritisation across the housing system.
•  
• • Culture Shift: Awaab’s Law marks a turning point - shifting housing compliance from reactive to proactive, with clear accountability for action.
•  
• • Pattern of Neglect: Complaints to the Housing Ombudsman are up 474% in five years. And yet, damp in social homes is rising, not falling.
  
  

What Landlords and Housing Providers Must Do Now

To avoid breaching the law - and to prevent the next tragedy - landlords must:

• • Log all hazard reports immediately (from tenants, staff, or third parties)
•  
• • Assess whether hazards are significant or emergency
•  
• • Investigate within:
  • ○ 24 hours for emergency hazards
  • ○ 10 working days for significant hazards
• • Track every maintenance task, from initial report to resolution
•  
• • Monitor damp and mould-prone areas on a recurring basis
•  
• • Store photographic evidence of conditions and completed work
•  
• • Maintain clear communication with residents throughout the process
•  
• • Ensure internal accountability across departments and contractor
•  

How to Make Compliance Easier

Meeting these requirements doesn’t need to be overwhelming. The issue is often poor visibility, disconnected systems, or delays in escalation.

Photo-based maintenance tools like Snapfix allow teams to:

• • Log issues using photos immediately - straight from a phone
  
  
• • Assign and track tasks with clear deadlines
  
  
• • Maintain an audit trail for every repair, complete with timestamps and updates
  
  
• • Monitor high-risk areas using recurring tasks
  
  
• • Give managers complete oversight - across multiple properties
•  

Awaab’s Law demands speed and accountability. Technology makes both possible.

Final Thoughts: It’s About More Than Compliance

Let’s be clear: Awaab’s death was preventable. So was Akram's earlier this year.

The question now is: Will landlords keep failing - or will they finally change?

Every housing provider must ask: Could this happen in one of our homes? If the answer is yes - or even maybe - then it’s time to act.

Don’t wait until October. Start now.

Snapfix helps housing providers stay compliant - with instant issue reporting, real-time task tracking, and full visibility across all properties.

Please contact us today. We are here to help you.

See how Snapfix can protect your residents and stay compliant with Awaab’s law.