The first phase of Awaab’s Law came into force on 27 October 2025. The law is named after Awaab Ishak, a two year old who died in 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s home. Social landlords in England must now investigate reported damp and mould hazards that present a significant risk of harm, and make them safe, within fixed timescales, and deal with emergency hazards within 24 hours. More hazards are due to be added in 2026 and 2027.
Timescales reward the right first visit
Fixed timescales put pressure on landlords to act quickly. The risk is acting quickly on the wrong thing. When the clock is running, a second or third visit because the first repair did not work is expensive and damaging. The quickest route to compliance is an investigation that identifies the cause the first time.
Damp is a symptom, not a defect
The same black mould on a bedroom wall can be caused by:
- condensation from everyday living and poor ventilation;
- rain getting in through a failed roof, gutter or wall;
- a leaking pipe or a neighbour’s plumbing;
- ground moisture where a floor or wall detail has failed.
Each has a different remedy and a different cost. Treating condensation with a damp proof course, or redecorating over a leak, spends money without fixing anything, and the mould comes back.
Five steps
- The building first. Its construction, its details, and how it was designed to manage water.
- Moisture behaviour. What is actually happening: condensation, penetration, rising moisture, or a leak.
- Condition. A detailed look at the roof, walls, rainwater goods, windows and services.
- Each defect separately. Not everything labelled “damp” has the same cause.
- Diagnosis. The cause reasoned from the evidence, with each recommendation tied to it.
Records matter
A landlord may need to show what was found, when, and what was done. A written report with photographs, findings and reasoned recommendations is that record. It also helps when explaining to residents why a particular remedy has been chosen.
Not only social housing
Awaab’s Law applies to social landlords, but every landlord and managing agent of residential property faces the same expectations from residents. A report that names the cause, and ties every recommendation to it, is the best evidence that a complaint was taken seriously.
These five steps follow the joint position statement by RICS, Historic England and the Property Care Association, Investigation of moisture and its effect on traditional buildings and the RICS guidance note Surveying assets in the built environment. See our building surveys and defect diagnosis, and a moisture investigation done properly.