CPD: Awaab’s Law and damp management

The initial phase of Awaab’s Law takes effect on 27 October 2025, placing a new statutory duty on social housing providers to investigate and repair damp and mould hazards within strict timeframes.

The legislation, introduced through the Social Housing Regulation Act 2023, was named in memory of two-year-old Awaab Ishak, who tragically died in 2020 of health complications linked to prolonged exposure to household mould.

Its purpose is clear: no tenant should be left in unsafe living conditions where damp and mould can compromise health and safety.

Subsequent phases of the law will expand its scope. In 2026, requirements will extend to other serious hazards such as excess cold or heat, falls, structural faults, fire safety, electrical risks and hygiene issues. By 2027, Awaab’s Law will apply to almost all Housing Health and Safety Rating System (HHSRS) category 1 hazards, except for overcrowding.

There are also plans to extend these duties to private landlords through the forthcoming Renters’ Rights Bill, although an implementation date has not yet been confirmed.

For construction and housing professionals, Awaab’s Law is more than just a policy change: it is a legal framework that directly affects how projects are specified, how remedial works are managed, and how responsibility is shared between clients, consultants and contractors.

Dampness is not a minor defect. It has the potential to compromise occupant health and, if left unchecked, can accelerate timber decay and undermine building integrity.

The deadlines set by Awaab’s Law mean that for occupied properties, management must be delivered with both urgency and competence. For construction professionals, this reinforces the need to get design and commissioning right from the outset, so that homes are resilient to damp and mould, long before statutory deadlines ever come into play but equally to have a prepared plan for if it fails.

The technical risks associated with poor indoor air quality are widely recognised, even if the extent of their health impacts continues to be debated. What Awaab’s Law makes clear is that uncertainty is no longer an excuse for inaction, as the issue is now tied directly to statutory duties. Professionals must be able to diagnose and remediate moisture problems competently, while also building resilience into projects from the outset. Quick cosmetic fixes will not suffice. Only a joined-up approach that combines timely action with thorough investigation and durable remediation will achieve compliance and protect tenants.

Dampness within homes can arise from many sources and affects both modern and older properties. Everyday activities such as drying clothes indoors, cooking without effective extraction, or taking long showers without adequate ventilation release large amounts of moisture into the air. 

Where ventilation and moisture management are insufficient, relative humidity can remain consistently high. This creates conditions in which mould can establish and grow, even before condensation becomes visible on cold surfaces.

Awaab’s Law adds legal urgency by defining two categories of hazard, namely emergency and significant hazards.

Emergency hazards, such as mould in a child’s bedroom where exposure could rapidly worsen respiratory illness, must be investigated within 24 hours of the landlord becoming aware of the problem. The area must be made safe and remedial works started within the same 24-hour period. Where the home cannot be made safe in this timeframe, the landlord is required to provide suitable alternative accommodation at their expense.

Significant damp or mould hazards are serious but not instantly life-threatening. A common example is mould in a bathroom. These must be investigated within 10 working days of the landlord becoming aware of the potential hazard. A full property report prepared by a competent surveyor must be provided to the landlord within three working days of the investigation’s conclusion.

If a significant hazard is confirmed, the area must be made safe, even with temporary measures, within five working days of the investigation’s conclusion. Full preventative works must begin as soon as possible and within 12 weeks, and all repairs must be completed within a reasonable period without unnecessary delay.

Meeting these deadlines is challenging. Unlike many other types of home repairs, which can often be resolved by replacing a single faulty part, damp and mould problems rarely have one simple cause. Proper remediation requires diagnosis, specification, mobilisation of materials, and coordination between multiple trades.

These processes are not a quick fix, and there remains a wider lack of understanding outside the industry of the time and expertise required to deliver them properly. This creates a real risk that unqualified companies may be brought in to satisfy deadlines, leading to superficial treatments rather than durable solutions.

Simply cleaning visible mould from surfaces does not meet the full requirements of Awaab’s Law. Cosmetic treatments may give temporary relief, but unless the underlying cause is diagnosed and repaired, whether that is a building defect, a ventilation shortfall or a lifestyle factor, the mould will return and statutory duties will remain unmet.

One important caveat is that Awaab’s Law does not apply where damp or mould has been directly caused by a tenant interfering with ventilation systems. For example, if a resident blocks or disconnects a ventilation fan and this leads to damp conditions or mould growth, the statutory timeframes for investigation and remediation do not apply.

By contrast, moisture generated through normal day-to-day living, such as cooking, bathing or drying clothes, remains the landlord’s responsibility to manage through adequately designed and maintained ventilation. This raises an important question for the industry: how can landlords and contractors engage with tenants so that everyday actions, such as keeping vents clear, support rather than hinder the prevention of damp and mould?

Awaab’s Law operates within the Social Housing Regulation Act 2023 and sits alongside other housing and construction duties. Under the HHSRS, damp and mould can be category 1 hazards that trigger a legal duty to act where conditions present a significant health risk.

The Building Safety Act 2022 reinforces accountability and competence, expecting those involved in remediation to evidence skills and decision-making. The Construction Design and Management Regulations apply whenever remedial works fall within the definition of construction activities, requiring proper planning, coordination and management.

Supporting these obligations are technical standards and professional guidance. The Management of Moisture in Buildings – Code of Practice British Standard 5250:2021sets out best practice for managing moisture, including condensation control, ventilation and specification.

The Joint Position Statement 2022 on the Investigation of Moisture in Traditional Buildings (JPS22) by the Royal Institute of Chartered Surveyors, Historic England and the Property Care Association stresses proportionate, holistic diagnosis that considers age, design and occupancy. Government guidance on the health risks of damp and mould reinforces these requirements.

Additionally, the government’s Decent Homes Standard requires all rented homes to be free from serious hazards and to provide safe, healthy living conditions. Although it initially applied to the social housing sector only, it will also extend to privately rented homes once the Renters’ Rights Bill comes into effect.

Compliance is not just about meeting deadlines but about applying recognised standards consistently and competently.

Professionals should approach moisture problems in two linked phases. The first is design and construction before occupation, when ventilation and moisture management systems must be built in and proven. The second is during occupation, where compliance under Awaab’s Law requires landlords to investigate hazards quickly, communicate clearly and remediate effectively while working with residents.

The best way to ensure compliance with Awaab’s Law is to reduce the risk of condensation and mould from the outset. Consultants should specify details and systems that manage moisture generated by normal daily living once a tenant moves in.

In traditional properties, this may include vapour-permeable materials. In modern homes, it typically involves correctly sized and commissioned mechanical extract ventilation in kitchens and bathrooms, effective background ventilation, careful insulation and junction detailing to limit cold surfaces, and robust rainwater management. Eliminating thermal bridges and ensuring continuity of insulation are also essential.

Project managers and contractors should deliver these works with quality assurance built in. This means verifying that ventilation ducting discharges externally, airflow rates meet design intent, trickle vents and air bricks are unobstructed, and moisture-resistant materials are applied as specified.

Commissioning records and sign off should be retained so landlords and consultants can rely on an evidence trail. Getting this right before occupation reduces in-occupation complaints and makes Awaab’s Law deadlines more achievable.

As set out in Awaab’s Law, emergency hazards must be investigated within 24 hours, while significant hazards must be investigated within 10 working days. The priority at this stage is ensuring that investigations are carried out by a competent professional who can distinguish between condensation, penetrating damp, rising damp and other defects.

This is not a superficial inspection of visible mould but a structured assessment of the building fabric, ventilation provision and patterns of occupation. Investigations should follow the processes set out in BS 5250 and the JPS22. A full property report, prepared by a competent surveyor, must then be provided to the landlord within three working days of the investigation’s conclusion.

Surveyors must distinguish between condensation, penetrating damp or rising damp and must identify whether timber has begun to decay or shows signs of insect activity. This stage must be carried out by trained and qualified professionals. If landlords fail to appoint competent specialists, they remain responsible for non-compliance under Awaab’s Law.

In the long run, poor diagnosis or ineffective remediation is more costly, as the underlying problem will persist, tenants will continue to be at risk, and further works will become unavoidable. Landlords should therefore carry out due diligence in advance and have established relationships with damp and moisture specialists. Having the right expertise in place enables timely mobilisation, avoids repeat costs and reduces the risk of statutory deadlines being missed.

Once a dwelling is occupied, the focus shifts to tenant rights and landlord duties under Awaab’s Law. Investigation and diagnosis are part of this duty, forming the process by which landlords identify hazards and determine the correct response. If an emergency hazard is identified, such as mould in a child’s bedroom, remedial works must begin within 24 hours. If the investigation only identifies a significant hazard, the landlord must ensure the area is made safe within 5 working days of the investigation’s conclusion, and that full preventative works begin within 12 weeks.

Post-construction remediation may include repair of defects that emerge in service, upgrades to ventilation where performance in use is below design intent, insulation improvements at cold spots and correction of rainwater disposal. Drying out periods may be required and hidden timbers should be inspected if there is suspicion of ongoing decay. Monitoring can confirm that relative humidity and internal temperatures are within a healthy range.

Landlords should also provide residents with practical advice on managing moisture, such as ventilating when drying clothes, opening vents and using lids on pans when cooking. Clear communication is vital to ensure that ventilation systems are used correctly and remain operational.

Where fans are disabled or blocked, landlords may not be bound by statutory timeframes, but the underlying relationship with tenants still requires sensitive handling to avoid disputes and to support long-term compliance.

This set of procedures ensures that every part of the process, from first tenant complaint through to post occupancy monitoring, is coordinated between clients, consultants and contractors.

Digital monitoring systems can help landlords and contractors manage risk in occupied homes and provide evidence of compliance. Sensors that measure relative humidity and temperature can give early warnings of conditions that favour condensation and mould.

These technologies are an asset when installed, calibrated and interpreted correctly. However, they should not be relied upon in isolation, as poorly placed or uncalibrated devices can give misleading results.

When integrated into a wider moisture management strategy, digital tools can provide reassurance to tenants, support landlords in demonstrating compliance, and help maintain healthier homes over the long term. Their role is likely to become even more significant if duties are extended to private landlords through the forthcoming Renters’ Rights Bill.

Daniel Docking is a technical manager at the Property Care Association.