Resources For Landlords

What is Awaab’s Law & When Will It Apply to Private Landlords?

Awaab’s Law will be implemented in the private rental sector in the future, meaning landlords will need to take health hazards more seriously than ever.

With around 2 million people living with damp or mould, often both, according to government research, it’s a widespread problem. Not only are they unpleasant, persistent damp and mould present a significant risk to tenants’ health, and could cause serious respiratory illnesses.

If you rent out a historic property in Farnham, perhaps you’re daunted by the idea of keeping it free from damp. That said, new builds are not immune. What happens if the tenants in your modern family home in Godalming or Ripley report a black mould problem?

When Awaab’s Law comes into effect, landlords will have to take prompt action of damp, mould and other health risks in rental properties. Read our Awaab’s Law summary and explanation of what it means for private landlords.

Liz Gamlen

Lettings Director

Written By

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What is Awaab’s Law?

Awaab’s Law is a new law designed to eradicate damp and mould hazards, along with other potential health risks affecting tenants. In 2020, two-year-old Awaab Ishaak died following exposure to damp and mould in his family’s home. Speaking at the subsequent inquest, a surveyor termed the property “unfit for human habitation”, as reported by the Manchester Evening News. Awaab’s Law was created to prevent future tragedies.

The law came into effect for social housing landlords under the Social Housing (Regulation) Act, as outlined on gov.uk, along with the Decent Homes Standard. However, the exact timeline for Awaab’s Law applying to the PRS is still under consideration.

What are the key features of Awaab’s Law?

There are several strands to Awaab’s Law, including enforcement, and new timelines for investigation and repair work. Timelines begin from as soon as the landlord is made aware of a potential hazard – and should act faster where possible, particularly in an emergency.

Health hazards – Reports of serious health hazards like damp and mould require investigation within 10 working days.
Written report – You have 3 days to supply a written summary of the investigation.
Repair works – Works to remedy significant hazards should be carried out within 5 working days
Emergencies – Landlords must investigate and make safe potential emergency hazards within 24 hours.
Priority action – Landlords also need to prioritise action on hazards. For example, the additional risks faced by young children, and tenants with disabilities or health conditions.
Penalties – There are new penalties for landlords who don’t comply.

When does Awaab’s Law come into effect for the PRS?

On 27 October 2025, the Renters’ Rights Bill was granted Royal Assent for private rented sector landlords. Some measures will come into force on 1 May 2026. However, Awaab’s Law is expected to come into effect considerably later, with timelines under discussion.

What hazards are covered by Awaab’s Law?

Initially brought in by the risks of damp and mould in rental properties, Awaab’s Law will likely expand to cover other Housing Health and Safety Rating System (HHSRS) hazards in the future. However, it remains to be seen exactly how implementation works once Awaab’s Law crosses over into the PRS.

What happens if landlords do not follow the rules?

In the future, landlords who do not follow the timescales or actions required by Awaab’s Law could be referred to the new Ombudsman and handed a penalty. This could range from a £7,000 fine, up to a £40,000 fine or criminal prosecution for repetitive or more serious breaches of the law.

How can private landlords prepare for Awaab’s Law?

The key to preparing before Awaab’s Law comes into effect is timely action and a good letting agent behind you. Consider improvements or simple checks that could prevent damp, mould or other hazards in the first place – for instance, by ensuring your property is well ventilated. As a next line of defence, act quickly at the first signs of a leak to avoid it worsening. For example:

Fast action on leaks to prevent damp and mould
Clear gutters to prevent problems
Ensure extractor fans are working well
Seek out recommendations for emergency contractors
Formulate a plan for addressing reports from tenants
Keep detailed records proving your action on repairs

Private landlords can check the official Awaab’s Law guidance for social landlords to gain insight into the expectations which will later come into force in the private sector.

Conclusion

Landlords may need to dedicate more energy to property maintenance in the future, but forming a good strategy and having a high-quality letting agent is sure to help. If you’re unsure about Awaab’s Law and how it could affect your rental property in the Guildford or Cranleigh areas, contact us. Howard Morley & Sons will be glad to assist you.

As a well-established letting agent in Guildford, Farnham, Godalming and beyond, Howard Morley & Sons are equipped to guide Surrey landlords through their lettings journey. Contact us today to find out more.

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