Over 230
Emergency hazards
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Investigate within 24 hours
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Make the home safe within 24 hours
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If it can’t be made safe in time, the landlord must offer suitable alternative accommodation until it is.
What is Mould and why it appears
Mould forms in damp, humid spaces and often appears as dark patches on walls, ceilings or windows. It's usually caused by condensation, leaks or poor ventilation - not neglect. Look out for early signs like musty smells, peeling paint or black spots and act quickly to restore a healthy home environment.
Mould Characteristics
Mould is a fungus that grows in damp, humid environments appearing as dark or discoloured patches indoors.
Causes of Mould
Common causes include condensation, plumbing leaks, roofing leaks, and poor ventilation leading to moisture buildup.
Signs and Prevention
Early signs include musty odours, peeling paint, and black spots; recognising these helps prevent mould spread.
Health & Environment
Mould signals environmental imbalance and requires correction to maintain a healthy living space.
What to buy and what to do (step by step)
Follow these three steps to clean the mould, seal the surface, and finish with a protective topcoat. Work in a well-ventilated room and wear gloves.
1
Remove the mould
Spray onto affected areas and leave for the recommended time, then wipe away. Repeat if required and allow the wall to dry fully.
2
Prime / stain block
Once dry, apply a stain-blocking primer to seal the surface and prevent marks bleeding through your topcoat.
3
Topcoat for protection
Finish with an anti-mould paint (usually 2 coats). Keep the room ventilated and tackle the cause (condensation/leaks) to stop it returning.
Safety note: never mix cleaning chemicals. If the area is extensive or keeps returning, consider professional advice and address the moisture source (ventilation, leaks, insulation).
Health and Property risks
Mould spores can affect health and home conditions. Here are the two most common impacts to look out for.
Health Risks of Mould
Mould spores can cause allergic reactions, asthma, and respiratory problems, especially in vulnerable individuals.
Property Damage Risks
Mould weakens plaster, paint, and wooden structures, leading to costly repairs and reduced property value.
What is Awaab's law?
Awaab’s Law introduces legal timeframes for social landlords to investigate and fix serious hazards, with an initial focus on emergency hazards and dangerous damp and mould (from 27 October 2025).
Awaab's Law: What does it mean for landlords
The new regulations have brought additional responsibility for social landlords. Landlords must:
Significant damp & mould phase 1
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Investigate within 10 working days
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Written findings within 3 working daysof the investigation ending (where required)
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Make safe within 5 working daysof the investigation ending
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Start preventative work within 5 working days(or if that’s not possible, start as soon as practicable and physically within 12 weeks)
Who does Awaab’s Law apply to?
Awaab’s Law currently applies to almost all social housing tenancies let by a registered provider in England (for example, councils and housing associations). Some limited exceptions apply in law.
Emergency hazard
A hazard that poses an imminent and significant risk of harm—something a reasonable landlord would take steps to make safe within 24 hours.
Significant hazard
A hazard that poses a significant risk of harm—something a reasonable landlord would make safe as a matter of urgency (even if it’s not “within 24 hours”).
What Awaab’s Law means for social landlords
Social landlords should be ready to:
- Triage reports fast (decide whether it’s potentially “significant”, “emergency”, or out of scope).
- Investigate within the legal timeframes (10 working days for potential significant hazards; 24 hours for potential emergency hazards).
- Put safety first: complete the relevant safety works within the required window (including temporary measures where needed).
- Explain what you found and what happens next in a written summary (where required).
- Prevent repeat issues by starting supplementary preventative works promptly.
- Keep tenants informed and, where a home can’t be made safe in time, provide suitable alternative accommodation.
If you’re a tenant: what to expect
(and what to do)
If you report damp, mould, or another serious hazard:
- Your landlord should assess the risk quickly and arrange an investigation within the relevant timeframe.
- You can provide photos/videos and dates to help speed up triage and investigation.
- If an initial inspection is remote and you feel that’s not enough, you may be able to request an in-person inspection (especially where the issue is ongoing or severe).
- If the home can’t be made safe within the required time, you should be offered suitable alternative accommodation until it is resolved.
What happens if a landlord doesn’t comply?
If issues aren’t resolved after using complaints routes, tenants may be able to pursue court action, and outcomes can include:
- an order to carry out the repairs,
- compensation, and/or
- payment of some or all legal costs.
What’s coming next (phased expansion)
Awaab’s Law is rolling out in phases. After phase 1 (October 2025), the scope expands:
From 2026, it extends to additional hazards (where they present a significant risk of harm), including:
- excess cold / excess heat
- falls (baths, level surfaces, stairs, between levels)
- structural collapse / explosions
- fire / electrical hazards
- domestic & personal hygiene / food safety
From 2027, it expands to remaining HHSRS hazards (excluding overcrowding).
Does Awaab’s Law apply to private landlords?
Not yet in the same way as social housing. The government has committed (via the Renters’ Rights Act 2025) to apply “Awaab’s Law” style timeframes to the private rented sector, but measures are being implemented on a timeline and not all provisions are in force yet.
This page provides general information only and isn’t legal advice. For the full legal requirements and guidance,
see the
official GOV.UK guidance