29 May 2026 · 5 min read
What is Awaabs Law and what does it mean for tenants
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 29 May 2026.
Awaabs Law is one of the most important new protections for tenants in England. It came into force as part of the Renters Rights Act 2025 and sets clear deadlines for landlords to deal with dangerous hazards like damp and mould. This is a plain English guide based on official GOV.UK guidance.
What Awaabs Law is
Awaabs Law requires landlords to investigate and fix serious health and safety hazards in rented homes within set timescales. It was introduced after the tragic death of a young child whose health was harmed by mould in a rented property. The law puts a legal duty on landlords to act quickly rather than leaving tenants to live with conditions that put their health at risk.
How it fits into the Renters Rights Act
Awaabs Law forms part of the wider package of reforms that came into force under the Renters Rights Act 2025, alongside the end of no fault evictions and the extension of the Decent Homes Standard to private renters. Together these changes mean your home must be safe, healthy, and properly maintained, and landlords can be held to account if it is not.
The timescales for damp and mould
Under Awaabs Law, once you report a hazard such as damp or mould, your landlord must investigate within a fixed period and tell you in writing what they have found. If the investigation shows a hazard that could harm health, they must begin fixing it within a set time, and emergency hazards that pose an immediate risk must be made safe even faster. The aim is to stop landlords delaying repairs that affect your health.
What you can do if your landlord does not comply
Start by reporting the problem in writing, with dates and photographs, so there is a clear record. Keep copies of every message and note when you reported the issue. If your landlord misses the deadlines or refuses to act, you can take further steps. You may be able to claim compensation, ask a court to order the repairs, and in some cases the landlord can face penalties for breaking the law.
How to escalate to the council
If your landlord still does not act, contact your local council's environmental health team. They have powers to inspect your home, assess the hazard, and order the landlord to carry out repairs. In serious cases they can do the work themselves and recover the cost, or take enforcement action. You can also raise a complaint with the Private Rented Sector Ombudsman for free dispute resolution. If your landlord is breaking other rules too, such as unfairly keeping your deposit, the same escalation steps apply. For more detail, see the official GOV.UK guidance on the Renters Rights Act.
How to protect your health in the meantime
While you wait for repairs, try to reduce the spread of mould where you safely can, for example by wiping affected surfaces and improving ventilation. Keep a note of any health problems you or your family experience, and see a doctor if symptoms are serious. This record can support your case and shows the real impact the hazard is having on your household.
If you are living with damp or mould and want to know your rights, get a free answer at rentingrights.co.uk, no account needed. You can also return to the RentingRights homepage for more free guidance.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.
Frequently asked questions
- What is Awaabs Law?
- Awaabs Law requires landlords in England to investigate and fix serious health and safety hazards such as damp and mould within set timescales. It puts a legal duty on landlords to act quickly rather than leaving tenants to live with dangerous conditions.
- How quickly must a landlord fix damp and mould?
- Once you report a hazard, your landlord must investigate within a fixed period and tell you in writing what they found. If it could harm health they must begin fixing it within a set time, and emergency hazards that pose an immediate risk must be made safe even faster.
- Does Awaabs Law apply to private renters?
- Awaabs Law forms part of the Renters Rights Act 2025, which extends stronger standards to the private rented sector alongside the Decent Homes Standard. Your home must be safe, healthy, and properly maintained.
- What should I do if my landlord ignores damp and mould?
- Report the problem in writing with dates and photographs so there is a clear record. Keep copies of every message. If your landlord misses the deadlines, you can take further steps, including escalating to the council and seeking compensation.
- Can I get compensation for damp and mould?
- If your landlord fails to act within the legal timescales, you may be able to claim compensation, ask a court to order the repairs, and in some cases the landlord can face penalties for breaking the law.
- How do I escalate damp and mould to the council?
- Contact your local council's environmental health team. They can inspect your home, assess the hazard, and order the landlord to carry out repairs. In serious cases they can do the work themselves and recover the cost or take enforcement action.