Damp and mould: your rights under Awaab’s Law

From 27 October 2025, Awaab’s Law gives social housing tenants stronger rights when it comes to dealing with damp and mould. Your landlord must investigate and fix risks to your health and safety within strict legal timeframes — and you’ll be able to take action if they don’t.

Awaab’s Law applies to all social housing tenants — including those living in council homes or housing association properties. It gives you clear, legally enforceable rights when you report hazards such as damp and mould in your home.

1. Your landlord must investigate quickly

If you report damp and mould your landlord must carry out an investigation within 10 working days.

• This investigation must be done by someone with the right skills to assess the risk to your health or safety.
• You do not need to show medical evidence for your landlord to investigate.
• Your landlord cannot dismiss the issue as your fault (for example, due to ‘lifestyle’ or poor ventilation alone).

2. You must be given a written summary

Within 3 working days of the investigation finishing, your landlord must provide a written summary. This must explain:

• Whether there is a health and safety risk
• What temporary steps will be taken to make your home safe
• What repair works are needed and when they will happen

3. Repairs must start promptly

If there is a serious risk, repairs must start within 5 working days. All repair works must begin no later than 12 weeks and must be finished within a reasonable time.

4. Emergency action within 24 hours

If the damp or mould presents an immediate risk to your health (like breathing issues), the landlord must act within 24 hours. If your home can’t be made safe quickly, you must be offered temporary accommodation.

If your landlord fails to meet these requirements, you can take legal action for breach of contract.

Useful links

Emergency repairs priorities

Downloadable documents

Awaab’s Law – making your home safer, faster

Discover more on this website