The writing's on the wall: Awaab's Law and what it means for private landlords

As promised in our last post, we said we'd cover Awaab's Law next. And for those of you who've been with us since 2018, you might recall our piece on condensation — a LAP classic, as we're now apparently calling it. If mould and damp are already on your radar, good. Because with Awaab's Law, they're about to become a great deal harder to ignore.

First, the story behind the name

Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in December 2020. The cause was prolonged exposure to black mould in the social housing property where his family lived. His death led directly to new legislation requiring landlords to take damp and mould far more seriously — not as a cosmetic nuisance to be painted over, but as the genuine health hazard it is.

It's important, and it deserves to be understood properly.

Where things stand right now

As of October 2025, Awaab's Law is already in force — but currently only for social landlords (councils and housing associations). Under the law, social landlords are legally required to investigate significant damp and mould, respond to emergency hazards within strict timescales, and complete repairs promptly once serious risks have been identified.

Throughout 2026, the scope is widening further within social housing to cover excess cold, structural hazards, fire risks, and electrical dangers — with near-full coverage expected by 2027.

The part private landlords need to pay attention to

Here's the bit that concerns you. The Renters' Rights Act 2025 has already created the legal framework to extend Awaab's Law to the private rented sector. The exact date hasn't been confirmed, but the direction of travel is not in doubt — private landlords will be subject to the same obligations. The question isn't if, it's when.

When it does apply, the expectation will be clear: investigate promptly, identify the root cause, and fix it properly within defined timescales. Painting over mould won't cut it. Neither will blaming the tenant's lifestyle without evidence. Councils will have enforcement powers, and fines can reach up to £40,000 for serious or continuing breaches.

What "properly" actually looks like

This is where we'd gently push back on a misconception we encounter regularly. Mould treatment and mould remediation are not the same thing.

Cleaning visible mould off a surface is not a fix. If the underlying cause — poor ventilation, a cold bridge, a leak, inadequate insulation — isn't identified and addressed, the mould comes back. Under Awaab's Law, that cycle of temporary treatment followed by recurrence is exactly the kind of inadequate response that creates legal exposure.

Proper remediation means finding the source, treating the affected materials correctly, and addressing the conditions that allowed mould to take hold in the first place. That's what the law will require, and frankly, it's what good landlords should be doing anyway.

How we can help — and why we're already set up for this

At LAP, we've been assessing damp and mould in London rental properties for years. We've always taken the approach that understanding the cause matters as much as treating the result. With Awaab's Law on the horizon, we've made sure our processes are ready.

When a mould or damp report comes in, our team works from a structured questionnaire and worksheet to assess the property properly — ventilation, moisture, building fabric, occupancy factors. This isn't just good practice; it's the kind of documented, evidence-based approach that demonstrates you've taken a complaint seriously and acted on it.

Crucially, we're in a position to attend and assess within 24 hours of a report. When timescales are tight and compliance depends on prompt action, that matters.

Our honest advice: don't wait

The landlords who'll find Awaab's Law most stressful are the ones who've been reactive on damp and mould — dealing with it when tenants complain, patching it up, moving on. The landlords who'll sail through it are the ones who've kept on top of their properties and have a trusted contractor who can act quickly and document properly.

If you've got a property with a known damp or mould issue, now is the time to get it sorted — not because enforcement is imminent, but because it's the right thing to do, and because sorting it now costs less than sorting it under pressure later.

Give us a call on 020 7993 8277 or drop us a line at info@lapps.co.uk. We'll take a proper look, tell you what we find, and give you a clear plan to deal with it.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. The extension of Awaab's Law to the private rented sector has not yet been formally enacted with a confirmed implementation date, and the above reflects the current direction of legislation as understood at the time of writing. Landlord obligations may change as further regulations are published. We strongly recommend seeking advice from a qualified solicitor or housing specialist for guidance specific to your circumstances. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.