Awaab’s Law is now in force in England, setting legally binding response times for social landlords to tackle damp and mould and other serious hazards. It sits within the Social Housing (Regulation) Act 2023 and, from 27 October 2025, requires decisive, time-bound action to protect residents’ health.
When the clock starts: The timeframes begin the moment a landlord becomes aware of a potential hazard (for example, through a report, inspection or other information). If the issue could be an emergency (e.g. severe mould affecting a baby’s bedroom or a tenant with a respiratory illness), an investigation must happen within 24 hours. Where an emergency hazard is confirmed, the home must be made safe within 24 hours and a brief written summary of findings provided within 3 working days.
If the property cannot be made safe in that window, suitable alternative accommodation must be offered until the safety works are complete. Note: the written summary is not required if the property is made safe and all relevant works are completed within 3 working days of the investigation concluding.
Significant (non-emergency) cases: Most reports of damp and mould will be treated as “significant” rather than “emergency”. Here, the landlord must investigate within 10 working days and, if a significant hazard is confirmed, provide a written summary within 3 working days of the investigation concluding. Safety works to make the property safe must then be completed within 5 working days.
In addition, supplementary preventive works must begin within 5 working days, or the landlord must take meaningful steps to begin them where immediate start isn’t practicable. For these supplementary works, there is a 12-week long-stop to start where specialist access, materials or approvals are required. Landlords are expected to complete preventive measures within a reasonable period and to keep tenants updated throughout. Our landlord and tenant team can advise on your obligations at each stage.
Interim measures and root-cause repair: Interim measures are central to compliance. For damp and mould, appropriate examples may include a specialist mould wash, dehumidification, temporary extraction or heating, and sealing visible moisture ingress while the root cause—such as failed ventilation, damaged roofing or poor insulation—is addressed. Where the hazard stems from a structural defect, landlords must remedy the underlying cause, not just the symptoms. Tenants affected can explore a housing disrepair claim if works are not carried out properly. The guidance is clear that “lifestyle” must not be blamed to avoid investigation or action; everyday activities like cooking and drying clothes are not, in themselves, a tenant breach.
Decanting (temporary rehousing): Decanting is required when a home cannot be made safe within the initial remediation period: 24 hours for emergencies, or within 5 working days after a significant-hazard investigation concludes. Alternative accommodation must be suitable for the whole household and provided at the landlord’s expense. Suitability is judged case-by-case and should consider space and bedroom need, proximity to work and schools, accessibility or medical needs, pet considerations, and the expected duration (e.g., a brief hotel stay may suffice for one night, but longer works will need self-contained accommodation).
The duty to provide alternative accommodation usually ends when safety works are complete, but it may also end if: a later investigation finds no emergency or significant hazard; necessary legal approvals cannot be obtained despite best efforts; or the tenant formally declines ongoing alternative accommodation. Tenants may decline an offer, but landlords must explain the risks of remaining and continue to support safety.
What this means in practice: For providers: triage quickly, record everything, investigate on time, communicate clearly, make safe fast, tackle root causes, and decant promptly when needed. For residents: the law gives enforceable timelines, written outcomes (with a narrow exception where works finish within three working days), and a clear route to take legal action if your landlord fails to comply. Ultimately, Awaab’s Law is about certainty: defined standards, clear interim measures, and a humane approach to decanting that keeps people healthy while homes are made right.