Awab’s Law Explained: What London Landlords Need to Know

As a landlord, you now face legal responsibilities when it comes to managing damp and mould. Introduced following the death of two-year-old Awaab Ishak in 2020, Awab’s Law enforces clear rules around how quickly landlords must investigate and resolve moisture issues in rental properties.

The new law was designed to protect tenants from unsafe living conditions, and its implications are already being enforced by councils and housing authorities across the capital. Whether you own a single flat or manage multiple properties, this guide will explain what Awab’s Law means for you and how an independent damp survey in London can support legal compliance and tenant safety.

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What Is Awab’s Law and Why Was It Introduced?

Awab’s Law was created in response to a high-profile housing tragedy where a young child died from prolonged exposure to mould in social housing. The legislation, now part of the Social Housing Regulation Act 2023, requires landlords to act within specific timeframes when damp or mould is reported.

For landlords, especially those managing older or poorly insulated properties, this law is particularly important. Condensation, rising damp, and poor airflow are common across Victorian conversions and mid-rise flats in the capital.

The law applies to social housing for now, but private landlords are also under increasing pressure to comply with similar health standards. Councils in boroughs like Southwark, Islington, and Tower Hamlets are already issuing hazard notices under the Housing Health and Safety Rating System (HHSRS).

Your Responsibilities Under Awab’s Law

Once a tenant reports damp and mould, you are expected to take immediate action. This includes inspecting the issue, fixing the root cause, and keeping the tenant informed throughout the process.

Key responsibilities for landlords:

• Respond quickly to tenant complaints

• Arrange an assessment without delay

• Act on the findings within set legal timeframes

• Keep detailed records of work and communication

• Provide tenants with written updates

To support this, many landlords are now using pre-purchase (damp and condensation) survey services in London to prevent future liabilities and verify building conditions at the time of acquisition.

What Causes Damp and Mould in London Properties?

The capital’s housing stock, age, and density make it a breeding ground for moisture-related issues. Most properties affected by damp  fall into one of the following categories:

• Period homes with poor ventilation

• Flats with blocked vents or no extraction fans

• Properties without cavity wall insulation

• Leaking rooflines or cracked render

• Rising damp from failed or missing DPCs can cause dampness to base of walls.

An independent damp survey can confirm the source of the issue and help you avoid unnecessary repair costs or disputes with tenants.

Why Independent Damp Surveys Help Landlords Comply with Awab’s Law

Unlike general contractors, independent surveyors offer unbiased advice. A CSRT-certified report shows that you’ve acted professionally and without conflict of interest — something housing authorities respect when reviewing tenant complaints.

A qualified surveyor can identify whether your property is suffering from rising damp, condensation, or a building defect. That means repairs are targeted, documentation is valid, and compliance with Awab’s Law is much easier to prove.

Learn more about our damp survey services.

What Happens If You Don’t Comply with Awab’s Law?

Ignoring damp and mould is now a serious legal risk. Under the new legislation and existing housing enforcement powers, landlords may face:

• Formal improvement notices

• Fines or enforcement action from local councils

• Claims from tenants or legal action

• Property licence restrictions or removals

In some cases, courts may consider failure to act on damp as a breach of contract. Having proper documentation from an independent surveyor in London is a crucial defence if legal issues arise.

Stay Ahead of the Law with Professional Help

Being proactive is the best way to avoid issues under Awab’s Law. Scheduling regular property checks, improving ventilation, and responding promptly to tenant concerns helps protect both your investment and your tenants’ health.

Drysolve Surveying provides independent, qualified damp surveys across London, helping landlords meet legal standards, stay compliant, and avoid disputes. Every report includes expert diagnosis, photos, budget guidance, and unbiased recommendations.

Next Steps for Damp and Mould Compliance in London Rentals

If you’ve received a complaint about damp, or simply want to stay compliant with housing regulations, book a professional survey. With expert knowledge of property types, Drysolve can help you avoid legal issues and protect your tenants’ wellbeing. 

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