Renting and the law
Does Awaab's Law cover private renters yet?
Not yet. As of June 2026, Awaab's Law applies to social landlords only. Its first phase, covering damp and mould, came into force for the social rented sector in England on 27 October 2025, setting fixed timescales to investigate and act. Extending similar duties to private renters is a later phase of the Renters' Rights Act 2025, and the government has not set a commencement date for it. In the meantime private renters are protected by the wider repair and housing fitness rules, including section 11 of the Landlord and Tenant Act 1985 and council environmental health powers.
Awaab's Law followed the death of two-year-old Awaab Ishak from prolonged mould exposure in a social home, and it has reshaped how landlords must respond to damp and mould. A common question from private tenants is whether the same fixed deadlines apply to them. This page sets out the current position. For the health risks themselves, see our damp and mould health risks guide.
This is general information, not legal advice, and the law is changing in stages. For advice on your situation, speak to Citizens Advice, Shelter or a housing solicitor, and check the latest gov.uk guidance.
What Awaab's Law requires of social landlords
Phase 1 of Awaab's Law came into force for social landlords in England on 27 October 2025 and focuses on damp and mould. Under the gov.uk guidance for social landlords, emergency hazards must be investigated and made safe within 24 hours. For significant damp and mould that is not an emergency, the landlord must investigate within 10 working days, provide the resident with a written summary of the findings within 3 working days of completing the investigation, and begin any required remedial work within 5 working days, subject to a 12-week long-stop.
The government has said the duties will expand over time to cover a wider range of hazards beyond damp and mould.
Where this leaves private renters
Extending Awaab-style duties to the private rented sector is part of the Renters' Rights Act 2025 programme, but it sits in a later phase that requires consultation, and no commencement date has been set as of June 2026. So the fixed Awaab's Law timescales do not yet apply to private landlords.
Private renters are not without protection, though. Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the structure, exterior and key installations in repair, and councils can act on serious hazards under the Housing Health and Safety Rating System. Report problems in writing, keep records, and escalate to environmental health if your landlord does not respond.
Frequently asked questions
What is Awaab's Law?
Awaab's Law is named after Awaab Ishak, a two-year-old who died after prolonged exposure to mould in a social rented home. It requires landlords to investigate and fix certain hazards within fixed timescales. Phase 1, covering damp and mould, came into force for social landlords in England on 27 October 2025.
Does it apply to private landlords yet?
Not yet. As of June 2026, the fixed Awaab's Law timescales apply to social landlords only. Extending similar duties to the private rented sector is a later phase of the Renters' Rights Act 2025, and the government has not set a commencement date for that phase. Private renters are currently covered by the wider repair and housing fitness rules instead.
What are the social-sector timescales?
Under gov.uk's guidance for social landlords, emergency hazards must be investigated and made safe within 24 hours. For significant damp and mould that is not an emergency, the landlord must investigate within 10 working days, give the resident a written summary within 3 working days of that investigation, and begin any necessary remedial work within 5 working days, with a long-stop of 12 weeks.
What can a private renter do in the meantime?
Report damp and mould to your landlord in writing and keep a record. Private landlords still have repairing duties under section 11 of the Landlord and Tenant Act 1985 and must keep the home free of serious hazards. If nothing is done, your council's environmental health team can inspect and require action. Citizens Advice or Shelter can advise on your options.
Sources
Editor, HomesAndHedge
Oliver Mackman is the editor of HomesAndHedge and is accountable for its editorial standards and sourcing. He ensures every claim is backed by a named source such as the Property Care Association, the RHS, the NHS or gov.uk, and that the site is clear about when a job needs a qualified professional.
Last reviewed: 8 June 2026