The introduction of Awaab’s Law marks a turning point for rented housing in England both in the social and private rented sectors. The background behind its arrival is utterly tragic. Two-year-old Awaab Ishak died in 2020, due to a fatal respiratory illness caused by prolonged exposure to mould in his family’s flat. For such a situation to unfold in 21st Century Britain is almost unfathomable. So it’s only right change now comes. 

But what does that change mean? Well, from 27 October 2025, landlords of social housing will be required to meet strict deadlines for investigating and repairing hazards such as damp and mould, long-standing problems affecting millions of tenants. It will be a litmus test for the private rented sector since the new law will also apply there as part of the Renters’ Rights Bill when that comes into force.

This change is needed. Government figures show complaints about damp and mould in social housing have surged, with more than 16,000 reports to the Housing Ombudsman in recent years while 3.6% of private rented sector properties are estimated to have category 1 damp and mould hazards.

Those most at risk

Vulnerable groups, children, older people and those with chronic health conditions, are most at risk. The cost to the NHS is estimated at £1.4 billion a year, spent on treating illnesses linked directly to poor housing.

That’s why I believe the new law is a long-overdue step and is so essential. It makes landlords accountable and puts tenant health at the centre of housing management. For years, people have suffered in silence, living with risks that now must be addressed urgently. 

This legislation therefore represents a significant turning point for both the social and private rented sectors. Damp and mould are not minor irritations but genuine health hazards that can’t be ignored.

They damage children’s lungs, worsen conditions for the elderly, and shorten lives. Intervening quickly, whether by fixing leaks, improving insulation, or upgrading ventilation, creates healthier homes. Thousands of older properties will benefit, and that is good for tenants, cost-effective for landlords, and critical for the NHS. 

The legislation also complements other government programmes, such as the Decent Homes Standard and the Building Safety Act, which together aim to modernise and safeguard England’s ageing housing stock.

The key requirements under Awaab’s Law will include the following:

• A ruling that dangerous damp and mould must be investigated and repaired within set timescales.
• A guideline to ensure emergency hazards must be made safe within 24 hours.
• The inclusion of temporary accommodation which may need to be provided for tenants if repairs require them to leave their home.
• The right for tenants to take landlords to court if they fail to comply.

The strain on landlords

But the reforms will not be easy to deliver and the deadlines will stretch landlords who will need to overhaul reporting systems, improve communication with tenants, and build reliable partnerships with contractors. At Timberwise, we have been working hard to expand the support we offer for practical mould prevention and remediation solutions.

Technology will play an important role. Environmental sensors can help identify problems before they escalate. Those landlords who embrace these tools, and prepare properly, will rebuild trust with tenants, and show real leadership.

Despite the challenges I’m optimistic about what the law represents. For me, this is about putting tenant health where it belongs – at the heart of housing. 

The effort required is significant, but the potential rewards are enormous. We should look at Awaab’s Law as a pledge that no one should fall ill because of their home. If the rented sector seizes this opportunity, we can all play our part in transforming rented housing for the better.”