Awaab’s Law is in force. So why are tenants still living with damp and mould?

A recent Guardian Report has put damp and mould back in the spotlight, with some tenants and campaigners saying their homes have not improved since Awaab's Law came into force on 27th October 2025. Many housing providers will be asking themselves the same question, which is how to make sure that meeting a deadline leads to a home that is genuinely dry and healthy.

The figures in the article show how much work there is still to do across the sector. The Housing Ombudsman reported that, as of 15th July 2026, it had received more than 400 cases where Awaab's Law was relevant, and damp, mould and fungal growth made up the largest share of them. The most common failings were not recognising that Awaab's Law applied, not investigating emergency hazards within the required timeframe, and not keeping proper records. These are all areas where clearer processes and better evidence can make a real difference, and many providers are already working on them.


Meeting the deadline is the first step

Awaab’s Law has given social landlords in England clear timescales to work to. Potential emergency hazards must be investigated and, where confirmed, made safe within 24 hours of the landlord becoming aware of them. Potential significant damp and mould hazards must be investigated within 10 working days, with a written summary provided to the resident within 3 working days of the investigation concluding. Where a significant hazard is identified, relevant safety works must be completed within 5 working days of the investigation concluding.

The law also requires work to prevent identified hazards recurring. Landlords must begin, or take steps to begin, that work within 5 working days of the investigation concluding. Where it cannot begin within that period, it must start as soon as reasonably practicable and within 12 weeks, and be completed within a reasonable time. Effective diagnosis is essential to choosing the right works: prompt action matters, but lasting improvement depends on addressing the underlying causes.

Cleaning mould and fixing the cause are different jobs

Visible mould is a sign that something needs attention. Prompt, appropriate mould remediation can reduce exposure while the underlying causes are investigated and addressed. The method should reflect the extent of contamination, the affected materials and the risks to residents and operatives. Remediation and repairs need to work together: removing visible mould alone will not prevent recurrence if the moisture conditions that allowed it to grow remain.

The cause might be a leak, water getting in through damaged guttering or cracked walls, poor ventilation, condensation on cold surfaces, a lack of insulation, or a building defect that nobody has found yet. Very often it is a combination of several of these, which is why one standard treatment applied to every property rarely lasts.

Diagnosis is where lasting fixes begin

Lasting improvement begins with a thorough investigation of the home, informed by the resident’s experience. We consider what we call the Golden Triangle of ventilation, heating and insulation together, alongside leaks, water ingress and other building defects. These factors can interact, so the findings should determine which interventions are needed in each property, rather than assuming the same treatment will work everywhere.


The Housing Ombudsman has also been clear that damp and mould usually involve more than lifestyle alone, and that landlords are expected to investigate the underlying cause instead of assuming the resident is responsible. A thorough diagnosis supports that expectation and gives landlords a clear, evidenced reason for the works they choose.

Moving from repairs to prevention

Across the sector, more providers are moving away from reacting to complaints and towards investigating, fixing the cause and preventing a repeat. Landlords who diagnose properly, treat the cause and explain to residents what has been done and why tend to see the benefit in fewer return visits and fewer complaints.  Our approach focuses on identifying the underlying causes and specifying appropriate remedial works, with the aim of reducing recurrence and avoidable repeat visits.  Completion of the works should be followed by an appropriate check of the outcome, supported by resident feedback and further investigation where problems persist or recur.

Good records help here too, since record keeping was one of the failings the Ombudsman highlighted. A full audit trail of every survey, finding and action gives landlords the evidence they need if a case is ever reviewed, and shows residents that their report has been taken seriously.


What comes next

The requirements are about to widen. From 30 November 2026, Awaab’s Law extends its significant-hazard requirements to seven further groups: electrical hazards, falls, fire and explosions, excess cold, excess heat, structural collapse and falling elements, and domestic hygiene, including personal hygiene and food safety. All emergency hazards are already covered. Providers who build strong diagnostic and recording habits around damp and mould now will be better placed to apply them to these additional hazards.

Healthy homes start with how the law is put into practice

Awaab's Law has put damp and mould at the top of the sector's agenda, and that is a good thing. The next step is making sure every home gets a thorough investigation, the right repair and a fix that keeps it dry for the long term.

If you are a housing provider looking to strengthen your approach, we would be glad to talk it through. You can find out more about how we support compliance on our Awaab’s Law page and our Healthy Homes Hub, or get in touch with the team to arrange a conversation.

Article Author

Scott Evans

Scott Evans is the founder and CEO of Dwelling Doctors