Who was Awaab Ishak?
Awaab Ishak was a two-year-old boy who died in December 2020 as a direct result of prolonged exposure to mould in a social housing flat in Rochdale. The coroner’s inquest in November 2022 found that his death was caused by a severe respiratory condition arising from the mould. His landlord, Rochdale Boroughwide Housing, had failed to act on repeated complaints from his family over several years.
The case prompted the government to introduce ‘Awaab’s Law’ — initially for the social rented sector under the Social Housing (Regulation) Act 2023 — and then to extend it to the private rented sector under the Renters’ Rights Act 2025, which came into force on 1 May 2026.
What does Awaab’s Law require?
Under the RRA 2025, all private landlords in England must:
- Investigate any written report of damp, mould, or other health hazard within 5 working days of receiving the report
- Begin emergency repairs within 24 hours where a hazard presents an immediate risk to the health or safety of the occupant
- Complete repairs within a reasonable timescale after investigation
The obligation is triggered by a written report from the tenant. This can be an email, a letter, a text message, or any other written communication. Verbal complaints do not formally trigger the obligation, but are still strong evidence in any subsequent dispute.
What counts as a hazard?
The law covers ‘hazards’ as defined under the Housing Health and Safety Rating System (HHSRS), which includes 29 categories. The most common in practice are:
- Damp and mould growth
- Excess cold (inadequate heating)
- Falls on stairs or from heights
- Electrical hazards
- Structural collapse
- Carbon monoxide poisoning
What constitutes ‘emergency’?
An emergency is a hazard that presents an immediate risk to health or safety. Examples include:
- Gas leaks or suspected carbon monoxide
- Complete loss of heating or hot water in cold weather
- Severe structural damage making the property unsafe
- Total loss of electricity
- Sewage flooding
In emergency cases, the 5-day investigation window does not apply — you must begin remedial action within 24 hours of receiving the report.
What are the consequences of non-compliance?
Failure to comply with Awaab’s Law obligations is a serious breach of the implied terms of the tenancy. Consequences include:
- The tenant applying to the First-tier Tribunal for a rent repayment order
- Local authority enforcement action under the HHSRS
- Civil claims for damages if the tenant or a household member suffers harm
- Reputational damage and potential licensing implications for HMO landlords
How to protect yourself as a landlord
- Respond in writing to every hazard report. Even if you believe the hazard is minor, acknowledge receipt and state when you will inspect. Keep a copy.
- Arrange an inspection within the 5-day window. If you cannot attend personally, use a qualified contractor. Document the inspection with photos and a written report.
- Keep a maintenance log. Record every report received, when you responded, when you inspected, and when works were completed.
- Act on the findings. If the inspection reveals a genuine hazard, carry out the necessary repairs promptly and document completion.
How Comprent helps
Comprent’s maintenance module automatically starts an Awaab’s Law investigation timer the moment a maintenance request is logged. The timer tracks the 5-working-day deadline in real time and flags it as critical if the deadline is approaching. Every update to the maintenance request is timestamped, giving you an auditable record of your response if the matter is ever disputed.
All maintenance records, contractor notes, and completion evidence are stored against the property in Comprent’s secure document vault.