Helping Your Tenants Deal with Mould — And Your Legal Obligations as a Landlord
Damp and mould have always been among the most common causes of complaints in rented properties. But as of 2026, the legal framework has changed substantially. Awaab’s Law — now in force in the private rented sector — means landlords have strict, legally enforceable timeframes for responding when mould is reported.
What Awaab’s Law requires
Named after Awaab Ishak, who died in 2020 as a result of prolonged mould exposure in a social housing property, Awaab’s Law has now been extended to the private rented sector under the Renters’ Rights Act 2025. Once a tenant reports a hazard such as damp or mould, landlords must:
- Investigate within 14 days of receiving the report
- Begin repairs within 7 days of completing the investigation (where repair is needed)
- Respond within 24 hours where there is an emergency risk to health or safety
These are not targets — they are legal obligations with real consequences for non-compliance. Local councils can impose civil penalties, and tenants can pursue Rent Repayment Orders and compensation through the courts.
Understanding the cause matters more than ever
Not all mould is the same, and the responsibility for addressing it depends on the cause. Under the new framework, landlords must investigate properly — not simply treat the visible mould and move on. The three main causes are:
- Condensation mould — usually caused by insufficient ventilation or heating. Often appears in corners, behind furniture, and around windows. This can involve shared responsibility between landlord and tenant, but where the property lacks adequate heating or ventilation as a structural matter, the landlord must address it.
- Rising damp — water travelling up through walls and floors, usually due to a failed damp-proof course. Always the landlord’s responsibility to fix.
- Penetrating damp — water entering through defects in the building fabric (roof, walls, windows). Always the landlord’s responsibility to fix.
How to help your tenants prevent condensation
Where condensation is the primary cause, there are practical steps tenants can take — and landlords should communicate these clearly at the start of a tenancy:
- Open windows and use extractor fans when cooking or showering
- Dry laundry outdoors or in a ventilated room — not on radiators
- Keep rooms at a consistent, moderate temperature — avoid very cold rooms
- Leave a small gap between furniture and external walls to allow airflow
- Report any mould as soon as it appears, before it spreads
A welcome pack or move-in guide that explains these steps is good practice — and can be useful evidence if a dispute arises about the source of mould.
What to do when a tenant reports mould
Act promptly. Log the date the report was received, arrange an inspection within 14 days, document your findings, and initiate any required remedial work within 7 days of that. Keep written records of all communications and actions taken. If an emergency situation is reported, respond within 24 hours.
Ignoring or delaying a mould report is no longer just bad practice — it is a breach of Awaab’s Law. The consequences range from civil penalties to Rent Repayment Orders and reputational damage through the Ombudsman process.
How Elliot Oliver can help
We manage maintenance for our landlord clients with these legal timeframes built into our processes. Reports are logged, contractors are instructed promptly, and records are kept. If you’re a self-managing landlord who wants to ensure you’re compliant with Awaab’s Law, or a tenant with a mould concern that isn’t being addressed, contact our team.
