Landlord duties on damp and mould: Awaab's Law and HHSRS
Correct for England as of 29 October 2026. The rules are changing, so check the GOV.UK sources below for updates.
Social landlords: Awaab's Law (in force since 27 October 2025)
Councils and housing associations must (GOV.UK):
- investigate a potential significant damp and mould hazard within 10 working days of becoming aware of it
- give the tenant a written summary of the findings within 3 working days of the investigation
- carry out safety work within 5 working days where there's a significant hazard
- where further preventive work is needed, take steps within 5 working days to get it started as soon as reasonably practicable, and physically start it within 12 weeks
- investigate and make safe emergency hazards within 24 hours
- offer suitable alternative accommodation if the home can't be made safe in time
More hazards are due to be brought into Awaab's Law in a second phase (GOV.UK).
Private landlords: what applies now
- HHSRS. Damp and mould is a hazard under the Housing Health and Safety Rating System. An updated HHSRS took effect on 23 June 2026. Councils must act on category 1 hazards and may act on category 2 hazards (GOV.UK).
- Penalties. Councils can now issue penalties of up to £7,000 for failing to keep a home free of category 1 hazards (GOV.UK), and civil penalties of up to £30,000 can apply for some housing offences (GOV.UK).
- Repairs and fitness. Landlords must keep the structure and exterior in repair and make sure the home is fit for human habitation under the Landlord and Tenant Act 1985 (GOV.UK).
- Don't blame lifestyle. Government guidance says it's totally unreasonable to blame damp and mould on tenants' lifestyle choices (GOV.UK).
Private landlords: what's coming
The government is consulting (9 October to 18 December 2026) on extending Awaab's Law to private rented homes. It says this would come in no earlier than 2027, and that a new Decent Homes Standard is planned for the private rented sector (GOV.UK).
How an independent survey helps
- A written diagnosis of the cause, with prioritised, proportionate fixes (JPS 2022)
- Evidence of what you investigated and when
- A check-back after works – government guidance suggests revisiting at least 6 weeks after remedial work (GOV.UK)
Tenants
Report damp and mould to your landlord or agent in writing. If a private landlord doesn't act, contact your council's private housing or environmental health team. Each of our area pages links to the local council's page.