Awaab’s Law began on October 27 and the reforms are a legacy to the two-year-old
09:48, 30 Oct 2025
Millions of tenants safe from black mould through Awaab’s Law(Image: Getty)
New protections for millions of social housing tenants are now in force, giving people stronger rights to safe, dry homes and faster repairs for life-threatening damp and mould. Under Awaab’s Law, which came into effect this week, landlords must fix serious problems within strict legal deadlines or face court action, compensation claims, and loss of rent.
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Awaab’s Law began on October 27, 2025, and it applies to many parts of the UK, specifically to England, Wales, and Northern Ireland. Scotland is pursuing its own, similar legislation.
The new rules protect tenants and force social landlords to urgently fix hazardous homes, and under the new changes, emergency dangers must be addressed within 24 hours. The reforms are a legacy to two-year-old Awaab Ishak, who tragically died from prolonged exposure to mould.
Social landlords must also investigate significant damp and mould within 10 working days of being notified and then make properties safe in five working days. For both types of hazards, they must also write the findings to tenants within three working days of inspection.
As part of the reforms, landlords must now consider the circumstances of tenants who could put them at risk—including young children and those with disabilities or health conditions. Alternative accommodation must also be offered if homes cannot be made safe within the required timeframes.
Mould is harmful to your health
Housing Secretary Steve Reed said: “Everyone deserves a safe and decent home to live in, and Awaab Ishak is a powerful reminder of how this can sadly be a matter of life or death. Awaab’s family has fought hard for change, and their work to protect millions of tenants’ lives will live on as a legacy to their son.
“Our changes will give tenants a stronger voice and force landlords to act urgently when lives are at risk, ensuring such tragedies are never repeated.” A statement on Gov.uk reads: “More of Awaab’s Law will be phased in next year and in 2027 to make homes safer from more hazards, alongside work to build 1.5 million new homes, including the biggest boost of social and affordable housing in a generation. “
Tragic story behind the new law
Awaab’s Law is a lasting legacy to two-year-old Awaab Ishak, who tragically died after being exposed to mould while living in his one-bedroom flat in Rochdale in December 2020. In the wake of this tragedy, Awaab’s family has fought to secure justice, not only for their son but for all those who live in social housing. You can read his full story here on the Daily Mirror.
Two-year-old Awaab Ishak who died in December 2020 after exposure to mould at his housing association flat
Mould is harmful to your health as it can lead to allergic reactions, provoke asthma attacks, and irritate the eyes, skin, nose, throat, and lungs. People with compromised immune systems may experience more serious health complications from mould exposure, such as fungal infections, and prolonged exposure can result in respiratory issues, chronic sinusitis, and fatigue. Certain moulds can generate toxins known as mycotoxins, which can be dangerous.
Solicitor’s ‘do not to accept quick fixes’ warning
With cases expected to rise in the colder months, the new rules could make a real difference for families struggling to stay healthy and warm. Louise Ainley, a qualified solicitor and conveyancer at licensed conveyancer course provider Access Law Online, explains the new rules and rights tenants should be aware of.
Spotting the warning signs. She said: “Black mould on walls or ceilings, a musty smell, or persistent condensation are all early warning signs. Even light patches can point to a bigger problem underneath.”
What landlords must fix. She added: “Landlords must investigate and repair any serious damp or mould that could make a home unsafe to live in. This includes leaks, broken roofs or gutters, faulty pipes, poor insulation or lack of ventilation.”
General view of flats on the Freehold estate in Rochdale, where two-year-old Awaab Ishak died
How tenants should report problems. “Always report issues in writing, by email, letter or online form and keep copies along with dated photographs. This creates the evidence needed if the problem is not fixed on time,” she explained.
“If the damp or mould gets worse, or if someone in the household becomes ill, report it again immediately, as landlords are expected to prioritise higher-risk cases. Tenants can also ask for an in-person inspection rather than a remote assessment if they believe the issue is serious or affecting their health.”
Can the tenant be to blame? Louise said: “Landlords cannot blame lifestyle choices for condensation without investigating the property itself. Everyday activities such as cooking or drying clothes are normal, and homes must be designed to cope with them.”
Does painting over mould fix the issue? “Painting over mould is no longer acceptable,” she warned. “Proper repairs must be carried out using approved standards like BS 6576 and PAS 2030 or 2035, with written proof kept for every job.”
If the landlord doesn’t act. The solicitor said: “If a landlord can’t make the property safe within the legal timeframes, they must offer suitable alternative accommodation. If there’s still no action, tenants should escalate the issue through the Make Things Right campaign, the Housing Ombudsman, their local council, or the Social Housing Regulator. Tenants should keep paying rent during the process, but they can later claim rent reductions or compensation once a legal breach is confirmed.”
