Landlord compliance

Damp, mould and Awaab’s Law: what landlords must do

Damp and mould aren’t just a tenant complaint — they’re a legal hazard, and the rules are getting stricter. Here’s your duty today, and what’s coming to the private sector.

Written for UK landlords (England) · Last updated August 2026 · 6 min read

The quick answer: A rented home must be fit to live in, and serious damp or mould is a recognised health hazard you must deal with. Today your duty comes from the Homes (Fitness for Human Habitation) Act and hazard rules — act promptly when a tenant reports it. Awaab’s Law, already in social housing, is expected to extend to private landlords (likely from around 2027) with strict fixed timescales to investigate and repair.

Your duty right now

Every rented home in England must be fit for human habitation for the whole tenancy. Damp and mould that could harm a tenant’s health is a serious hazard under the housing health-and-safety rules, and if you don’t deal with it a tenant can take you to court to force repairs and claim compensation. “The tenant just needs to open a window more” is not a defence when there’s a genuine structural or ventilation problem.

What Awaab’s Law adds — and when

Awaab’s Law was introduced after a child died from prolonged exposure to mould. It sets legally binding timescales for landlords to act on hazards. It has applied to social housing since October 2025, and the Renters’ Rights Act gives the power to extend it to the private rented sector — expected from around 2027 once the regulations are confirmed. The private-sector version is likely to mirror the social one:

Emergency hazards — investigated and made safe within 24 hours.

Significant hazards (serious damp/mould) — investigated within 10 working days.

Written summary to the tenant — within 3 working days of the investigation ending.

Repairs start — within 5 working days of the investigation; if that’s not possible, within 12 weeks.

Even before it’s law for private landlords, treating reports on these kinds of timescales is simply good practice — and gets ahead of the change.

How to handle a damp or mould report

Respond quickly and in writing — don’t let it sit.
Investigate the cause — is it condensation, a leak, rising damp, or poor ventilation? The fix depends on it.
Do the actual repair, not just wipe the mould — fix the source (extractor fans, insulation, the leak).
Keep records of the report, your investigation and the work — dated.
Follow up to confirm it hasn’t returned.

🔔 How ProPixa helps

When a tenant reports damp or mould through ProPixa, it’s logged with a date and a photo, and you can book a vetted engineer right there — so you have a clear, timestamped record that you acted promptly, which is exactly what these rules reward.

Handle repairs properly →

Don’t ignore it. Beyond the health risk, failing to deal with a serious hazard can bring council enforcement, compensation claims, and — once Awaab’s Law extends to the private sector — breaches of statutory timescales. Acting fast is cheaper and safer than defending a claim.

Common questions

Is condensation the tenant’s fault?

Sometimes lifestyle contributes, but persistent condensation usually points to a building issue — poor ventilation, cold spots or inadequate heating. You can’t simply blame the tenant if the property lacks adequate ventilation.

Does Awaab’s Law apply to me now?

Not yet for private landlords — it’s in force for social housing since October 2025. The power to extend it to the private sector exists under the Renters’ Rights Act, with commentators pointing to around 2027. Your fitness-for-habitation duty applies now regardless.

Can a tenant withhold rent over damp?

Withholding rent is risky for tenants and isn’t usually the right route — but they can take legal action to force repairs and seek compensation, so it’s far better to fix the problem than to end up in court.

What if the tenant won’t let me in to inspect?

Document your attempts to arrange access in writing. You generally need to give notice, but a tenant repeatedly refusing access is something to record carefully in case a dispute arises.

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