Damp and Mould in UK Rentals: Rights Under Awaab's Law
title: "Damp and Mould in UK Rentals: Rights Under Awaab's Law" description: "Awaab's Law gives UK tenants new rights when landlords ignore damp and mould. Learn your protections, the deadlines landlords must meet, and steps to take." publishedAt: "2026-04-06" author: "AEVRA" tags: ["tenants rights", "damp and mould", "Awaab's Law", "rental health", "UK housing"] readingTimeMinutes: 8
Why Damp and Mould in Rented Homes Became a Legal Issue
In December 2020, a two-year-old boy named Awaab Ishak died in a housing association flat in Rochdale. The 2022 inquest ruled that his death was caused by prolonged exposure to black mould in the property. His family had repeatedly reported the problem to their landlord, Rochdale Boroughwide Housing — and had repeatedly been ignored.
The case drew national attention, leading to a landmark legal change. The Social Housing (Regulation) Act 2023 introduced what became known as Awaab's Law: a set of binding requirements forcing social housing landlords in England to investigate and fix damp and mould within strict, enforceable deadlines.
Awaab Ishak's death was not an isolated tragedy. It reflected a systemic problem that affects millions of rented homes across the UK.
The Scale of Damp and Mould in UK Rented Homes
According to the English Housing Survey 2022/23, approximately 904,000 social rented homes in England had a category 1 hazard — the most serious classification under the Housing Health and Safety Rating System (HHSRS) — with damp and mould among the most commonly cited causes.
The problem extends well beyond social housing. Research published by Shelter found that over 3 million private renters in England had experienced damp, mould, or structural cold in their homes. A 2021 survey by the housing charity also found that 57% of those who reported a problem to their landlord said the issue was not fixed satisfactorily.
The World Health Organisation (WHO) estimates that damp and mouldy buildings affect between 10% and 50% of indoor environments in Europe, North America, Australia, and Japan. In the UK — with its wet climate, ageing housing stock, and millions of poorly insulated properties — the problem is acute.
What Are the Health Risks?
Damp and mould are not merely cosmetic problems. The NHS is explicit that exposure to mould can cause respiratory symptoms, throat irritation, coughing or wheezing, and skin irritation. People with existing conditions such as asthma, eczema, COPD, or weakened immune systems face significantly greater risks.
Respiratory impacts
Mould releases microscopic spores into the air. When inhaled, these spores can trigger or worsen asthma attacks, cause rhinitis, and lead to persistent chest infections. According to the British Lung Foundation, around 5.4 million people in the UK are currently receiving treatment for asthma — many of whom are particularly sensitive to indoor air triggers.
Research cited by the European Respiratory Journal has found that children living in damp homes are 40% more likely to develop asthma than those in dry homes. For very young children — like Awaab Ishak — whose lungs are still developing, the risks are especially serious.
Aspergillosis
For people with weakened immune systems, mould exposure carries an additional risk: aspergillosis, an infection caused by inhaling spores of the Aspergillus mould species. According to the NHS, aspergillosis can cause serious lung infections and, in immunocompromised individuals, may spread to other organs. The NHS Aspergillosis Trust reports that the UK has some of the highest rates of chronic pulmonary aspergillosis in Western Europe.
Mental health and wellbeing
Living in damp and mouldy conditions also takes a psychological toll. Studies published in the Journal of Epidemiology & Community Health have found associations between damp housing and increased rates of depression and anxiety. The stress of making repeated, unanswered complaints to a landlord — or the fear of being evicted for asserting one's rights — compounds this effect considerably.
What Is Awaab's Law?
Awaab's Law came into force for social housing landlords in England in October 2025. It forms part of the Social Housing (Regulation) Act 2023 and introduces binding timeframes within which landlords must respond to reports of damp, mould, and other health hazards.
Key deadlines under Awaab's Law
| Hazard type | Investigation deadline | Repair start deadline | |---|---|---| | Emergency hazard (immediate risk to health) | Immediate action | Within 24 hours | | Serious hazard (damp, mould, structural) | Within 14 days of complaint | Within 7 days of investigation | | General housing condition issues | Within 14 days of complaint | As agreed with tenant |
These are not guidelines — they are legally enforceable requirements. Social housing landlords who fail to meet them can be investigated by the Regulator of Social Housing and, ultimately, sanctioned.
The Regulator now has powers to inspect social landlords proactively and to issue unlimited fines for non-compliance. This represents a significant shift from the previous complaint-led system, which many housing experts had criticised as ineffective.
What About Private Renters?
Awaab's Law in its current form applies to social housing providers — housing associations and local councils in England. However, private renters are not without legal protection.
The Homes (Fitness for Human Habitation) Act 2018
Since March 2019, the Homes (Fitness for Human Habitation) Act 2018 has required all privately rented properties in England to be fit for human habitation throughout the tenancy. This includes being free from serious hazards such as damp, mould, and inadequate ventilation.
Under this Act, tenants can take their landlord to court if the property poses a risk to their health or safety. Courts can order landlords to carry out repairs and award compensation. Legal aid may be available to eligible tenants.
The Renters' Rights Act 2025
The Renters' Rights Act 2025 introduced further protections for private renters in England, including abolishing no-fault (Section 21) evictions. While this legislation does not replicate the specific timeframes of Awaab's Law for private landlords, it removes a key deterrent that had historically prevented tenants from complaining: the fear of retaliatory eviction.
The government has indicated that extending Awaab's Law-style timeframes to private landlords is under active consideration.
Scotland, Wales, and Northern Ireland
- Scotland: The Housing (Scotland) Act 2006 requires rented homes to be "fit for human habitation". The Scottish Government has consulted on further protections for tenants in damp homes.
- Wales: The Renting Homes (Wales) Act 2016 imposes a duty on landlords to keep properties in good repair and fit for human habitation, including addressing damp.
- Northern Ireland: Tenant protections around habitability are governed by the Private Tenancies Act (Northern Ireland) 2022, though enforcement is generally considered weaker than in England.
What Should Tenants Do If They Have Damp or Mould?
If you are renting and experiencing damp or mould, taking structured steps is important — both to protect your health and to build a record in case legal action becomes necessary.
1. Report it in writing
Always report damp or mould to your landlord in writing — email or a letter — so there is a dated record. Include photographs. Under Awaab's Law, the clock for the landlord's response begins from the date they receive your complaint.
2. Know your landlord's obligations
Social tenants can refer their landlord to Awaab's Law and the specific deadlines it imposes. Private tenants can reference the Homes (Fitness for Human Habitation) Act 2018. Make clear that you are aware of your legal rights.
3. Contact your local council
If your landlord does not respond appropriately, contact your local council's environmental health team. They have powers under the Housing Health and Safety Rating System (HHSRS) to inspect properties and issue improvement notices or prohibition orders.
4. Seek free advice
- Shelter (shelter.org.uk) offers free housing advice and can help tenants understand their rights and escalate complaints.
- Citizens Advice provides guidance on habitability issues and how to pursue a landlord through the courts.
- The Housing Ombudsman (for social housing tenants) investigates complaints about housing associations and councils that have not resolved problems appropriately.
5. Keep records
Document everything: photographs of the mould and damp with timestamps, written communications with your landlord, dates of repair visits (or failed visits), and any health symptoms you or your family experience. This documentation is essential if your case escalates to a tribunal or court.
Managing Damp While Waiting for Repairs
Awaiting landlord action can take time, and in the interim, maintaining indoor air quality matters for your health. Keeping the property well ventilated — opening windows when possible, using extractor fans in kitchens and bathrooms — can help slow mould growth. Research suggests that maintaining indoor humidity below 60% significantly inhibits mould development.
A dehumidifier can be a practical short-term measure to reduce excess moisture while a longer-term resolution is sought. Our dehumidifier buying guide explains what to look for, and our indoor humidity guide explains what levels to aim for. You can also browse our products if you need immediate help managing humidity. These measures do not, however, substitute for a landlord's legal obligation to address the structural causes of damp.
The Bigger Picture: Housing Quality and Public Health
Awaab Ishak's death, and the law that now bears his name, prompted a wider conversation about housing quality as a public health issue. The Chief Medical Officer's Annual Report 2021 highlighted poor housing as one of the most significant drivers of health inequality in England, with damp and cold homes disproportionately affecting lower-income households and ethnic minority communities.
According to Public Health England (now the UK Health Security Agency), addressing housing-related health risks — including damp and mould — could save the NHS an estimated £1.4 billion per year in treatment costs. The case for intervention is both humanitarian and economic.
For tenants, knowing the law has changed — and knowing how to use it — is the first step.
If you are experiencing health symptoms related to damp or mould, consult your GP. For legal advice specific to your tenancy, contact Shelter or Citizens Advice.