Awaab's Law Explained

Awaab’s Law Explained: What Homeowners, Landlords and Tenants Need to Know (2025 Update)

By Daniel Topping – Topping EPC & Retrofit, Southwater

Damp and mould have always been a major concern in UK housing, but the tragic death of two-year-old Awaab Ishak in 2020 changed the landscape completely. In response, the Government introduced new legislation—now known as Awaab’s Law—to ensure that serious hazards such as damp and mould are dealt with quickly, professionally, and safely in social housing.

Although the law currently applies only to social landlords, it is already influencing expectations across the wider housing sector. Homeowners, private landlords and estate agents are paying closer attention to how damp and mould are identified and managed—and this is where understanding the basics becomes essential.

In this blog, I’ll break down what Awaab’s Law means, how damp and mould issues arise, what the new timeframes look like, and why this matters for anyone involved in renting, selling or buying a property in West Sussex.

What Is Awaab’s Law?

Awaab’s Law is formally part of the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. It came into force in October 2025 and imposes strict deadlines on social landlords to assess and repair damp, mould and other significant hazards.

Under the new rules, landlords must:

1. Investigate a reported significant hazard within 10 working days

This includes damp, mould, leaks, or anything posing a risk to health.

2. Provide a written summary within 3 working days of that investigation

3. Start repairs within 5 working days (for significant hazards)

If more extensive works are needed, they must begin within 12 weeks, and landlords must ensure the home is safe in the meantime.

4. Investigate emergency hazards and make safe within 24 hours

If they cannot make the property safe within this time, they must provide suitable alternative accommodation.

This marks one of the biggest changes to housing quality enforcement in the UK in years.

Why Damp and Mould Are Taken So Seriously

Mould thrives in warm, humid environments, often where ventilation is poor or cold surfaces encourage condensation. When left untreated it can cause:

• Respiratory issues

• Asthma flare-ups

• Headaches and fatigue

• Skin and eye irritation

• Increased risk for children, the elderly, and those with weakened immune systems

Many people still believe damp and mould are simply caused by tenant behaviour, but the reality is more complex. Issues may arise from:

• Poor insulation

• Cold bridging

• Plumbing leaks

• Penetrating damp from defective gutters, roofing or pointing

• Rising damp where a damp-proof course has failed

• Blocked trickle vents or ineffective extractor fans

• Occupancy patterns, heating routines, and energy affordability challenges

• Retrofitted cavity wall insulation installed in unsuitable walls

Awaab’s Law recognises that damp and mould are housing hazards, not minor inconveniences. They must be dealt with promptly and professionally.

Will Awaab’s Law Apply to Private Landlords Soon?

Not yet—but it is under review.

Government consultations are already exploring expanding parts of the Decent Homes Standard and Awaab’s Law-style requirements into the Private Rented Sector. It is likely that expectations will tighten in the coming years, especially as damp and mould is one of the most common tenant complaints.

For now, private landlords are not legally bound by Awaab’s Law, but many letting agents and lenders are beginning to expect higher standards of housing condition and documentation.

Where Domestic Energy Assessors Fit In

Domestic Energy Assessors (DEAs) are not qualified to diagnose the precise cause of damp or mould, and we do not carry out formal damp investigations. However, under industry guidance and growing expectations:

• If an assessor notices signs of damp or mould,

• We must report it to the property owner or the instructing client,

• So that a competent professional can investigate further.

This makes EPC appointments an early warning opportunity for property owners and landlords—particularly as Awaab’s Law pushes housing standards higher.

As someone who has recently completed Elmhurst’s CPD in “Exploring Damp and Mould: The Essentials”, I am now trained to recognise the common indicators of moisture issues and highlight them appropriately within my professional scope.

Why This Matters for Homeowners and Landlords

Whether you’re selling, renting, or living in your home, damp and mould issues can:

• Reduce property value

• Delay a sale or rental

• Lead to tenant complaints

• Increase future repair costs

• Affect EPC outcomes indirectly (through insulation, ventilation and heating issues)

• Trigger intervention from housing authorities in social housing settings

Proactive identification and maintenance are always cheaper and safer than reactive repairs.

How to Reduce Damp and Mould Risks

A proactive approach benefits everyone. Key measures include:

Ventilation

• Use bathroom and kitchen extractor fans

• Keep trickle vents open

• Air rooms regularly

• Consider PIV, dMEV or other modern ventilation systems where suitable

Heating

• Even, consistent heating helps avoid cold surfaces and condensation

Insulation

• Adequate loft, wall and floor insulation reduces cold bridging

• But must be paired with proper ventilation to avoid trapping moisture

Maintenance

• Check gutters, downpipes, pointing and roofing

• Repair leaks immediately

• Keep walls and windows in good order

Improving the building fabric without addressing moisture can worsen damp and mould, so a balanced approach is essential.

Final Thoughts

Awaab’s Law represents a major shift in how damp and mould are treated within UK housing. Even though the regulations currently apply only to social landlords, the message is clear: damp and mould are serious hazards that must be addressed quickly and responsibly.

Whether you’re a homeowner, landlord, tenant or estate agent, understanding these changes helps protect both property and health.

If you need an EPC, Retrofit Assessment, or simply want an experienced eye to highlight early moisture concerns during a property visit, I’m here to help.

Topping EPC & Retrofit – Covering Horsham, Southwater & West Sussex

Fast appointments, clear reporting and professional guidance.

Qualified DEA • Retrofit Assessor • Elmhurst Damp & Mould CPD