Awaab’s Law came into force in October 2025, marking an important and long-overdue shift in how damp and mould must be managed across social housing in England. But as this landmark legislation takes effect, indoor air quality experts are warning that landlords could unintentionally make the situation worse by relying on “quick fixes” rather than tackling the underlying causes of mould.
The warning comes in the wake of the devastating death of two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his family’s flat in Rochdale. Despite repeated reports from his parents, no meaningful action was taken. The inquest later concluded that ineffective ventilation was a contributing factor, and Awaab’s case became the catalyst for tougher standards and stricter timescales across the social housing sector.
With Awaab’s Law now live, experts predict a surge in complaints as tenants rightfully expect quicker responses and real solutions. But there are growing concerns that landlords may feel pressured to act fast, prioritising visible fixes while missing the deeper factors driving damp and mould.
With non-negotiable timelines for action, there is a risk that landlords will look for the quickest, most obvious fix. But mould is rarely caused by a single problem. If you only fix what you can see, you risk missing the underlying cause, and the mould will simply come back.
A cracked window frame or a small leak might appear to be the culprit, yet hidden issues such as poor ventilation, blocked airflow routes, or recent insulation upgrades can be just as significant.
Too many homes have become airtight boxes, insulation has been improved, but ventilation hasn’t been upgraded alongside it. Moisture has nowhere to go, and that creates the perfect conditions for mould.
Most mould outbreaks stem from excess moisture in the home combined with insufficient ventilation. Everyday activities produce surprising amounts of water vapour: cooking, boiling the kettle, bathing, showering and even breathing can generate up to 24 pints of moisture per day in the average household.
If that moisture cannot escape, it condenses on cold surfaces, encouraging mould and mildew to form. But even when landlords install or maintain ventilation, tenant behaviour can undermine the system:
Without a continuous, balanced flow of air, moisture builds up faster than it can be removed – and mould returns.
Zehnder’s recent research reveals the extent of the issue:
With millions of people living in damp or mould-affected properties, the sector is facing one of the largest renovation challenges in decades.
It is important to know that managing condensation and mould cannot be solved with a single repair: it is a big and complex puzzle. Landlords need to look at the entire picture - ventilation, heating, moisture sources, insulation, tenant usage, and building fabric. Only when all factors are addressed together can the problem truly be solved.
This means moving away from reactive repairs and adopting long-term, preventative strategies that focus on indoor climate performance.
Education also plays a crucial role. Landlords and tenants both need to understand how moisture is produced, how ventilation systems work, and how small changes in behaviour can make a significant difference.
Too often, mould is washed off and painted over, but unless the root cause is addressed, it will always come back. Open communication helps both landlord and tenant recognise what needs to change and why.
With around two million social homes needing attention, Awaab’s Law marks the beginning of one of the UK’s most significant housing improvement efforts. Collaboration across the sector, from landlords and local authorities to ventilation experts, installers and tenant support teams, will be essential.
Awaab’s Law isn’t static, it will evolve, extending responsibilities for tenant health and wellbeing. Social landlords will need trusted partners who can help them stay ahead of the challenge and make improvements that last.
For tenants, the new law should mean faster responses and healthier homes. For landlords, it marks the start of a more proactive approach to managing indoor environments - one that prioritises safety, prevention and long-term resilience over sticking-plaster solutions.
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