Damp and mould are no longer issues that social landlords can treat as routine maintenance problems.

Since Awaab’s Law came into force in October 2025, social landlords in England have had specific legal requirements around emergency hazards and significant damp and mould hazards.

With further requirements coming into force later this year, understanding what the legislation means, and having the right processes in place, is becoming increasingly important for housing providers.

Here’s what you need to know.

What is Awaab’s Law?

Awaab’s Law was introduced following the death of two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his home.

The regulations require social housing landlords in England to investigate and address certain hazards within defined timeframes.

The legislation is being introduced in phases.

Phase 1 came into force on 27 October 2025 and covers emergency hazards and significant damp and mould hazards.

Phase 2 comes into force on 30 November 2026, extending the requirements to a wider range of hazards, including excess cold and heat, falls, structural collapse, fire and electrical hazards and domestic hygiene.

For housing providers, this means damp and mould management needs to sit firmly within wider property conditions and compliance processes.

What does Awaab’s Law currently require for damp and mould?

For a potential significant hazard, social landlords must investigate within 10 working days of becoming aware of the issue.

Once the investigation has concluded, if a significant hazard is identified, relevant safety work must be undertaken within 5 working days.

Landlords must also provide the tenant with a written summary of the investigation findings within 3 working days of the investigation concluding.

There are shorter requirements where a hazard is considered an emergency.

Emergency hazards must be investigated and relevant safety work completed within 24 hours of the landlord becoming aware of the hazard.

These aren’t simply recommended response times. They form part of the requirements introduced under Awaab’s Law.

Why investigation matters

One of the most important aspects of managing damp and mould effectively is understanding why it is happening in the first place.

Visible mould may be the symptom, rather than the underlying cause.

Moisture can enter or build up within a property for a number of reasons, including issues with the building fabric, leaks, ventilation, condensation or other defects.

Simply removing visible mould without addressing the reason it developed can leave the underlying problem unresolved.

This is why a thorough investigation should form an important part of the process.

For housing providers, understanding the cause can help inform the appropriate remedial action and any preventative work required to reduce the risk of the problem recurring.

Making a property safe isn’t always the end of the process

Awaab’s Law also recognises the importance of addressing the underlying issue.

Where supplementary preventative work is required to prevent a significant or emergency hazard from recurring, landlords must begin that work, or take steps to begin it, within 5 working days of the investigation concluding.

If the work cannot physically begin within that period, it must begin as soon as reasonably practicable and no later than 12 weeks after the investigation concludes.

This distinction is important.

Making a property safe and resolving the underlying cause aren’t necessarily the same thing.

A temporary measure may address the immediate risk, while further work is required to resolve the defect responsible for the damp or mould.

What does this mean for housing providers?

For social landlords, effective damp and mould management requires more than responding when visible mould is reported.

It means having processes that support:

  • Prompt triage of reported issues
  • Appropriate investigation
  • Accurate identification of hazards
  • Clear records and written findings
  • Timely safety work
  • Identification of underlying causes
  • Preventative work where required
  • Clear communication with residents
  • Follow-up to ensure issues have been properly addressed

The government’s Phase 2 guidance also provides further information to help social landlords understand how hazards should be triaged, including different considerations around significant and emergency damp and mould hazards.

What should housing providers be considering now?

With Phase 2 coming into force on 30 November 2026, this is a useful time for housing providers to review their existing processes.

Questions worth asking include:

  • Are damp and mould reports being triaged consistently?
  • Are investigations identifying the underlying cause rather than simply recording visible symptoms?
  • Are records and written findings being produced within the required timescales?
  • Is there a clear process for moving from investigation to safety work and preventative work?
  • Are contractors and internal teams clear about their respective responsibilities?

The government has specifically encouraged social landlords to prepare for the future expansion of Awaab’s Law.

Where specialist contractors can help

For housing providers managing large or complex property portfolios, having access to experienced contractors can form an important part of the response process.

The right contractor should be able to investigate the issue properly, communicate findings clearly and provide practical recommendations for remedial work.

At ABM Contracting, damp and mould investigation and remediation sit at the centre of our work.

Our approach starts with understanding the root cause rather than simply treating what is visible.

From investigation through to remediation, our aim is to help property professionals understand the issue and identify an appropriate route towards resolving it.

Final thoughts

Awaab’s Law has changed the conversation around damp and mould in social housing.

The focus is no longer simply on removing visible mould. Understanding the hazard, investigating the cause, making properties safe and addressing issues that could cause the problem to return are all important parts of the process.

With further requirements coming into force later in 2026, housing providers have an opportunity to review their processes now and make sure they are prepared.

Good damp and mould management starts with understanding the problem properly.

This article is intended as general information and does not constitute legal advice. Housing providers should refer to the latest government guidance and seek independent legal advice where appropriate. You can view the latest government guidance on Awaab’s Law in the social rented sector at GOV.UK.