June 2025

In December 2020, property professionals and the general public were horrified by the death of two year-old Awaab Ishak. The coroner observed that prolonged exposure to ‘extensive’ mould in the one-bedroom flat where he lived was responsible for a fatal respiratory condition.

Although occurring in the social housing sector, this avoidable death shone a light on the presence of mould, damp and condensation in all residential properties, especially how landlords respond to and rectify problems. Now, in 2025, private landlords need to make serious adjustments to how they tackle mould, damp and condensation.

What is Awaab’s Law?

The inquest into Awaab Ishak’s death and the subsequent Prevention of Future Deaths report led to the creation of Awaab's Law. This was published by the Government in February 2023 as part of the Social Housing (Regulation) Act 2023, and will be enforceable in October 2025.

When will the private rental sector be affected?

Awaab’s Law tackles an issue so important that the Government will also apply the legislation to the private rental sector. It’s a reform contained in the Renters’ Rights Bill, which should pass into law and start taking effect in the latter part of 2025/early 2026.

How will Awaab’s Law affect private landlords?

Renters’ rights will soon be upgraded and when it comes to mould, damp and condensation, more will be asked of private landlords.

Once a tenant has reported an issue regarding damp and mould, they will be entitled to:

  • A landlord-led investigation within a set timeframe, likely within 2 weeks
  • A written-report within a set timeframe, likely within 2 weeks, detailing the issue, the next steps and a timeline of action
  • The start of repairs within seven days if the issue presents a health risk
  • The start of repairs within 24 hours if the issue is deemed an emergency
  • Repairs completed in a reasonable timeframe in line with the Landlord and Tenant Act 1985
  • Alternative accommodation if the repairs can’t be action within the new timelines

How many private buy-to-lets will be affected by Awaab’s Law?

The last English Housing Survey 2022-2023 revealed 9% of privately rented homes suffer from damp. That means almost 500,000 buy-to-lets will be exposing tenants to potentially lethal levels of mould.

Will my buy-to-let be affected?

Awaab’s Law is one of the most important rental sector reforms and all landlords should welcome this boost to renters’ rights. It does mean, however, that some buy-to-lets will fall foul of the law or will pose a possible risk.

The lack of a damp course, poor ventilation and sub-standard construction materials mean older property stock is more likely to suffer from excessive condensation, rising/penetrating damp and life-threatening mould. Poor levels of maintenance are also contributory factors, especially if broken guttering and pipework have not been repaired.

What repair work might I have to undertake?

If a mid-term inspection or check-out report shows any hint of mould or damp – a few black speckles, peeling paint, bubbling wallpaper or moss on outside walls – landlords will need to take action in light of Awaab’s Law. Remedial work may include:

  • Replacing single glazing or installing windows with openings
  • Repointing brickwork & repairing mortar
  • Fitting extractor fans to kitchens & bathrooms
  • Installing new guttering & rainwater pipes
  • Fixing or replacing roof structures & tiles
  • Repairing leaks
  • Removing mould using a biocide, such as DDAC
  • Replastering walls & repainting using an anti-mould product
  • Replacing rotten timber
  • Providing dehumidifiers

Treating damp, mould and condensation is an overwhelming and expensive task. If the job is too big or you recognise an existing issue is at odds with Awaab’s Law, you may want to sell a rented property.

Will a damp, mouldy home be hard to sell?

Finding a buyer for a property with damp, mould and condensation will be tricky. Even if the problems aren’t superficial, a survey will reveal what lurks beneath. Potential purchasers will be justified in walking away from the sale, or they may demand the seller rectify the issue or make a low offer to reflect the home’s condition.

Sell rental property fast, even with mould

If the above sounds too demoralizing and costly, contact LandlordBuyer. We buy rental properties from landlords ‘as seen’ – no need to get rid of damp or make expensive alterations. Selling a tenanted property is also possible – LandlordBuyer won’t ask for vacant possession and there’s no need to involve an eviction company.

Sell rental property fast and remove yourself from any damp, mould and condensation issues. We’re waiting to hear from you, so get in touch.

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