What is Awaab's Law and does it apply to private landlords?

Fixed deadlines for damp, mould and serious hazards — what applies, and when it reaches private lets.

7 min read · Updated 2 August 2026

Overview

Awaab's Law imposes binding timescales on landlords to investigate reported hazards, provide a written summary of findings, and begin remedial work. It began in social housing and the Renters Rights Act 2025 extends the framework to the private rented sector.

Why it matters

Timescales convert a vague repairing obligation into a hard deadline with evidential consequences. A landlord who cannot show when a report was received and what happened next is in a weak position.

Legal requirements

Investigate a reported hazard within the prescribed period of becoming aware of it.
Give the tenant a written summary of the investigation findings.
Begin remedial works within the prescribed period where a relevant hazard is identified.
Make emergency repairs within a much shorter period where there is a significant risk.

Common mistakes

Logging reports by phone with no written record of the date.
Treating mould as a lifestyle issue rather than investigating the cause.
Starting works but never confirming completion to the tenant in writing.

Practical guidance

Timestamp every report the moment it arrives, whatever the channel.
Send the written findings summary even when the investigation finds no hazard.
Photograph before and after, and keep contractor invoices with the report.
Review ventilation and heating as a system — repainting over mould restarts the clock rather than ending it.

Does it apply to me today?

The framework applies in social housing now and is being extended to private lets under the Renters Rights Act 2025 as provisions commence. Operating to the timescales now is the safe position.

What counts as an emergency?

A hazard posing a significant and imminent risk of harm — for example a gas leak, no heating in winter, or serious electrical danger — attracts the shortest deadline.