Awaab's Law: what it requires, where it applies, and the timescales
Awaab's Law is the name given to legal duties requiring landlords to investigate and deal with damp and mould, and other hazards, within fixed timescales. It exists in two different forms: one for social landlords in England, phased in from 27 October 2025, and one for social and private landlords in Scotland from 6 October 2026. This hub keeps the two apart, because the rules, the tenures covered and the deadlines are not the same.
In short
Awaab's Law makes landlords investigate reported damp and mould, tell the tenant what they found in writing, and start work within fixed numbers of working days. In England it currently applies to social landlords only, in phases from 27 October 2025. In Scotland it applies to both social and private landlords from 6 October 2026. Wales and Northern Ireland have no equivalent law at the review date.
- Tenants of councils and housing associations in England
- Social and private tenants in Scotland (from 6 October 2026)
- Landlords and agents who receive a damp or mould report in either nation
- Report the problem to your landlord in writing and keep the date
- Photograph the area with a wide shot and a close-up, dated
- Check which nation and tenure you are in, because the deadlines differ
- Record every response, inspection and repair on one timeline
- England (social housing only) and Scotland (social and private). No equivalent in Wales or Northern Ireland; other repair duties still apply there.
- The timescales run from when the landlord becomes aware, so keep proof of the date you reported
- Awaab's Law does not tell you what caused the mould; it sets a process
- This page is a plain-English summary, not legal advice
Which rules should I read?
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Read Awaab's Law in England
Phase 1 has applied to registered providers of social housing since 27 October 2025. Emergency hazards and qualifying damp-and-mould hazards have statutory response times.
Open the relevant guideGeneral information only. The exact legal position depends on the landlord, tenancy, hazard and dates recorded.
Put your photographs and dates in one case file. The first check is free and needs no account.
Start free caseTwo laws, one name
The name comes from Awaab Ishak, who died in December 2020, aged two, after prolonged exposure to mould in his family's social housing flat in Rochdale. The coroner's findings led to a campaign for fixed legal timescales.
In England the duties were created by the Social Housing (Regulation) Act 2023 and brought into force by regulations. They bind registered providers of social housing and are being extended hazard by hazard in phases.
In Scotland the duties come from the Investigation and Commencement of Repair (Scotland) Regulations 2026, which amend the repairing standard and the right to repair. They cover private residential tenancies as well as Scottish secure tenancies, which is a wider reach than England's version.
Which page do you need?
- England, council or housing association tenant: read Awaab's Law in England. Private renters in England: the duties do not apply to you yet; your landlord's repair obligations come from other law.
- Scotland, any tenant: read Awaab's Law in Scotland. The new duties start on 6 October 2026.
- Wales or Northern Ireland: there is no Awaab's Law. Landlords still have repair duties under the Renting Homes (Wales) Act 2016 and the Private Tenancies Act (Northern Ireland) 2022 respectively.
Why the date and the photographs matter
Every Awaab's Law timescale starts when the landlord becomes aware of the problem. A dated written report, a wide shot showing the room and a close-up of the affected area are the three things that make the start date and the condition provable.
Stop The Mould keeps those items, the landlord's responses and any inspection on one dated timeline. Creating a case does not start a legal clock; a statutory timer is only shown once your nation, your tenure and the notification date are recorded.
Frequently asked questions
In Scotland, yes, from 6 October 2026. In England, not at the review date: the duties bind registered providers of social housing. Private tenants in England still have repair rights under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018.
No. They share a name and a purpose, but they are separate pieces of legislation with different scope and different timescales. Read the page for your nation.
No. Only the landlord's awareness of the hazard starts the timescale. Recording the date you reported it is what lets you show when that happened.
From first photo to clear action.
Upload photos, record what's happened and build one clear damp and mould case file you can use with your landlord, council, adviser or for your own records.