Introducing Awaab’s Law, the dangers of damp and mould, and how to overcome them

We spoke to RISE retrofit subject matter expert, Sam Grounds, about dangers of damp and mould:

“Mould tends to grow in cold, damp conditions.  Inadequate heating, cold surfaces that attract condensation, leaks, structural issues and poor ventilation are the most common causes.

“Breathing in mould spores can trigger asthma, allergies, and other lung problems. It can also irritate your eyes and skin. Beyond physical health, living in damp conditions can also affect mental health, causing stress and anxiety due to poor, uncomfortable living conditions and damage to belongings.” 

Retrofit programmes can help tackle damp and mould by improving insulation, upgrading heating systems, and ensuring proper airflow. A “whole house” retrofit approach to creating a warmer, safer home looks at how everything in the home works together: walls, windows, ventilation, heating, and the people who live there.

RISE has created a range of guidance on how to reduce the risk of damp and mould and improve ventilation through retrofit:

• Masterclass-on-demand | Managing damp and mould
• Quick Guide | Condensation, damp, and mould
• Quick Guide | Monitoring and evaluation: Damp and mould
• Masterclass-on-demand | Insulation and ventilation
• Quick Guide | Ventilation 

If you suspect damp and mould in your home, look for black spots on walls, musty smells, or damp patches, especially near windows, corners, or the ceiling. Tell your landlord straight away if you find any of these signs. 

It’s good to use written communications (email or letter) and keep a record of any correspondence. If the issue is serious, you can also ask your council’s environmental health team for help.

The remedial works might be complex, your landlord must fix the root cause of the mould. So if the initial repairs don’t work, they may need to improve insulation or ventilation. These works can be invasive and you would need to allow access for them to take place. In the meantime, you can help by using extractor fans and keeping rooms well ventilated, but these are not substitutes for proper repairs. 

Introducing Awaab’s Law

Under the new legislation, emergency hazards must be inspected within 24 hours, and then safety works completed within 24 hours.

Significant hazards (which includes damp and mould) must be investigated within 10 working days. The tenant must then be sent a written report within 3 working days, and the safety work must be completed within an additional 5 working days. 

Tenants should be offered alternative accommodation if the home cannot be made safe within the required timeframe. 

To get ready for Awaab’s Law, social housing providers should:

• Review and update policies: Make sure procedures for reporting, inspecting, and fixing damp and mould are clear, well-documented and compliant with new requirements.
• Benchmark current performance: Track how long it takes to respond to issues now, so you can spot gaps and improve your practice before the law kicks in.
• Train staff and contractors: Everyone, from resident liaison officers to maintenance and repair teams, needs to understand the new rules and timelines.
• Upgrade systems: Integrate housing management, repairs, and communication tools to avoid delays and missed reports.
• Plan for future phases: From 2026, more hazards like fire risks and structural faults will be included. By 2027, nearly all health and safety risks will be covered by the rules.

To help the retrofit contractors and suppliers understand the new rules and timelines, RISE is delivering a Masterclass - Awaab's Law for the retrofit supply chain - which will run through the key elements of the legislation and what must be considered as a part of a retrofit project. 

We spoke to Julian Boss, RISE Subject Matter Expert about how housing providers can adapt their processes to comply with the new legislation and overcome any challenges it might bring: 

“Housing providers should view this as a shift from reactive fixes to proactive care - spotting problems early and acting fast.

“Coordinating emergency repairs within 24 hours may be demanding, and at times repairs can be expensive. To make things more streamlined, automated systems that can triage reports and rapidly initiate a repair can speed up the process. To keep on top of issues before they become a hazard, you can also use continuous monitoring tools and standardised inspection methods.” 

“You will need to work closely with tenants to identify and gain access to remedy damp and mould. This can at times be a challenge - they may feel ignored, uninformed or distrustful, and can be very resistant to interventions in their homes. Providing reliable, real-time updates and clear communication channels will build trust and reduce complaints. The RISE Supply Chain Advice Pack: Resident Engagement outlines potential challenges during the installation phase and how to reduce the impact on residents. 

“Repairs can be very expensive, ranging from £500 to £10,000 per property, and legal claims are rising. There is no magic wand to solve this, but it helps to budget early, explore retrofit funding options, and use procurement frameworks to get value-for-money services”

Social landlords are already governed by a number of other regulations:

• Housing Health and Safety Rating System (HHSRS): This is the existing framework used to assess health and safety risks in homes. It covers 29 hazards, including damp, mould, fire risks, and structural issues
• Landlord and Tenant Act 1985: Requires homes to be “fit for human habitation.” Awaab’s Law amends this Act to enforce faster action on health hazards
• Decent Homes Standard: Sets minimum standards for housing quality, including being free from serious hazards and in a reasonable state of repair
• Regulator of Social Housing’s Safety and Quality Standard: Focuses on outcomes like tenant safety, quality of accommodation, and responsiveness to issues 

“Awaab's Law doesn't eliminate any of the existing rules, but it does reinforce them by introducing mandates on how to take action. With fixed timeframes, legal accountability and person-centred risk assessment.

“At its core, Awaab’s Law is a major step to ensure tenants live in safe, healthy homes and that landlords are held accountable.”

Although Awaab’s Law currently applies to social housing, it’s expected to extend to private rentals soon. Here’s how landlords can prepare:

• Inspect regularly: Set up a periodic property checks to spot damp, mould, and ventilation issues early
• Create a fast response plan: Be ready to act within 24 hours for emergencies and 7–14 days for other hazards. Keep reliable contractors on standby
• Talk to your tenants: Provide simple guides on ventilation and ways to avoid condensation. Explain how to spot signs of mould and how they should report issues. Good communication builds trust and helps prevent problems
• Keep records: Document every report, inspection, and repair. This protects you legally and helps prove compliance
• Stay informed: Follow updates on the Renters Reform Bill and local council enforcement powers. Fines of up to £30,000 may apply for non-compliance.