When two-year-old Awaab Ishak died from a severe respiratory condition in 2020 the coroner ruled it was caused by repeated and prolonged exposure to black mould in his home.
Despite his parents complaining about the mould to their housing provider many times, it was never properly removed, with tragic consequences.
Awaab’s death led to the introduction of Awaab’s Law, which has changed expectations around damp and mould. What used to be treated as a maintenance issue is now firmly positioned as a health and compliance matter. If you manage a rental property in 2026 mould complaints are no longer something you can simply monitor and review.
So, what does that mean in practical terms?
Awaab’s Law was introduced to ensure no other tenant suffers or dies from preventable hazards in their own home. It is designed to ensure that damp and mould hazards are addressed within strict timeframes. While the legislation initially applies to social housing, its impact extends far beyond that sector. Private landlords and managing agents are already seeing increased scrutiny while legal expectations around Awaab's law damp and mould obligations are shaping best practice across the industry.
Whether you operate private rentals or housing association properties, if a tenant raises concerns about damp or mould, you must respond quickly, investigate properly and take meaningful action.
The first mistake many landlords make is minimising the issue. Mould complaints are sometimes dismissed as condensation caused by lifestyle. But under current guidance, that response alone is not sufficient.
When a tenant reports mould:
Delays can increase both health risks and legal exposure. Remember the focus of Awaab’s Law is on protecting occupants, particularly vulnerable individuals such as children, the elderly or those with respiratory conditions, so it’s important you act with necessary haste.
Before considering how to safely remove mould, you need to understand why it’s there.
Common causes include:
Simply treating the visible mould without addressing the underlying moisture problem will lead to recurrence and potentially repeated complaints. This is where a professional damp or mould survey becomes essential.
A structured assessment provides documented evidence of moisture levels, ventilation performance, structural issues and the extent of contamination. As a landlord or property manager having such investigations carried out shows the issue has been properly investigated, not just superficially treated.
Once the cause is identified, the remediation you undertake must be proportionate and effective. If you’re asking how to safely remove mould, the answer depends on the severity and extent of contamination.
For minor surface mould, targeted cleaning using appropriate products may be sufficient.
For more significant cases, professional remediation may involve:
Most importantly, remediation should also include addressing the moisture source. That might mean installing improved extraction systems, repairing leaks or implementing a mould prevention system for landlords to reduce recurrence risk. Under Awaab’s Law, you must not only remove the mould but resolve the hazard.
When mould is identified it’s essential you communicate clearly with tenants to reduce any conflict. You should explain what has been found, what action will be taken, the expected timescale and any steps the tenant may need to take.
Tenants often escalate complaints when they feel ignored or unclear about progress.
A documented action plan demonstrates professionalism and reduces the likelihood of formal complaints.
The most effective way to handle mould complaints is deal with the root causes to avoid repeat issues. In practice, this involves carrying out more than just reactive repairs. Instead, you should review ventilation across your portfolio, identify properties with recurring condensation issues, install improved extraction or humidity controls and educate tenants on ventilation best practice.
A structured mould prevention system for landlords helps reduce future complaints, protect property value and maintain compliance. It’s a much better outcome for both you and your tenants – your tenants enjoy properties which are habitable and comfortable while your proactivity reduces complaints and the chance of litigation
If the damp or mould reported is superficial or minor you may be able to rely on general maintenance contractors to assess the situation and make repairs. However, more complex cases require specialist input to ensure mould is dealt with thoroughly.
Professional surveys provide:
A professional survey not only evidences your commitment to eliminating a mould problem and provides a defensible paper trail under increased regulatory scrutiny, but it also outlines the remedial steps required.
There’s no denying Awaab’s law has a significant impact on landlord obligations but it isn’t onerous, instead taking a common-sense approach to the issue of black mould. It stipulates landlords should act quickly, investigate properly, fix the root cause and document every step.
When managed correctly, mould issues can be resolved efficiently and with minimal disruption.
But when ignored or minimised, they can escalate quickly, both legally and reputationally.
If you’re unsure whether your current process meets emerging expectations, it’s worth reviewing it now rather than later.
Concerned about compliance under Awaab’s Law? Get in touch to arrange a professional assessment and ensure your damp and mould response is fully documented and defensible.