Awaab’s Law Explained: How Testo Smart Probes Help Landlords Detect and Prevent Mould Risks
Understand how Awaab’s Law sets new legal timeframes for tackling damp and mould in social housing — and how Testo technology helps landlords, inspectors, and maintenance teams identify risks early, take action faster, and stay compliant.
Monday 20th October 2025
In July 2023, the UK government introduced Awaab’s Law as part of the Social Housing (Regulation) Act — a landmark reform designed to protect tenants from health hazards caused by poor housing conditions. Named in memory of Awaab Ishak, a two-year-old boy who tragically died in 2020 after prolonged exposure to mould in his home, the law represents a crucial shift in how social landlords are held accountable for property safety and maintenance.
Awaab’s parents had repeatedly complained to their housing association about the persistent mould in their flat, yet no meaningful action was taken. Their devastating loss became the catalyst for national reform, ensuring that such neglect could never happen again. Awaab’s Law now gives tenants stronger rights and landlords clear, enforceable deadlines to investigate and fix hazards that pose a risk to health.
What Is Awaab’s Law?
Awaab’s Law mandates that social landlords must investigate and address reported health hazards within specific timeframes. The goal is simple but vital: to ensure no tenant is left waiting indefinitely for essential repairs or forced to live in unsafe conditions.
Initially, the law introduced broad deadlines:
14 days to investigate hazards.
7 days to begin repairs following investigation.
24 hours for emergency repairs.
However, these guidelines have since been refined and will become legally binding from 27 October 2025, providing a structured and enforceable process for landlords to follow.
Key Changes from 27
October 2025
From this date, Awaab’s Law introduces fixed repair timeframes for damp, mould, and emergency hazards in social housing. Landlords — including local authorities and housing associations — will be legally required to act within specific deadlines:
Investigate significant hazards within 10 working days.
Repair emergency hazards “as soon as practicable” and within 24 hours.
Provide a written summary of findings within 3 working days of the investigation.
Start follow-on works within 5 working days (or within 12 weeks if unavoidable delays occur).
Offer suitable temporary accommodation if the home cannot be made safe within the required timeframe.
The law’s first phase prioritises damp, mould, and emergency hazards, with further categories being added in 2026 and 2027.
Future Phases of Awaab’s Law
From 2026:
Awaab’s Law will expand to cover:
Excess cold or heat.
Falls (on stairs, in baths, or on level surfaces).
Structural collapse or explosions.
Fire and electrical hazards.
Domestic hygiene and food safety.
From 2027:
All remaining Housing Health and Safety Rating System (HHSRS) hazards (except overcrowding) will be included, ensuring full coverage of risks that could pose significant harm to tenants.
Why Awaab’s Law Matters
The evidence linking poor housing conditions to serious health outcomes is overwhelming. Government guidance and NHS research show that damp and mould produce allergens and toxins associated with respiratory illnesses, infections, and asthma. Even mould not visible to the eye can trigger chronic respiratory issues through airborne spores.
Complaints to the Housing Ombudsman have surged, with unresolved hazards and poor maintenance cited as major concerns. For many tenants, delays in addressing these hazards have led to long-term health impacts.
By introducing strict, enforceable deadlines, Awaab’s Law ensures that landlords treat these risks with urgency and transparency, putting tenant welfare first.
Who Does the Law Apply To?
Awaab’s Law applies to social housing landlords in England, including local authorities and housing associations. The hazard must:
Result from defect, disrepair, or lack of maintenance under the landlord’s responsibility.
Be within the landlord’s control to fix.
Although tenant-caused issues (like blocked ventilation) may fall outside the law’s direct scope, landlords remain bound by broader obligations to maintain safe, habitable homes under existing legislation.
The New Timeframes at a Glance
| Situation | What Landlords Must Do | Deadline |
|---|---|---|
| Emergency hazard (e.g. live electrics, severe damp/mould) | Make safe / repair | Within 24 hours |
| Significant hazard (e.g. damp with risk of harm) | Investigate | Within 10 working days |
| After investigation confirms hazard | Provide written summary | Within 3 working days |
| Safety work required | Begin within 5 working days; start within 12 weeks if unavoidable | As above |
| Home cannot be made safe quickly | Provide temporary accommodation | Without delay |
Consequences of Missing Deadlines
Failure to meet these requirements carries serious consequences. Courts can order landlords to:
Complete repairs.
Pay compensation to affected tenants.
Cover some or all legal costs.
Tenants can also file complaints through the Housing Ombudsman or local authority channels. Where both Awaab’s Law and the HHSRS apply, landlords must meet whichever timeframe is shorter, ensuring the highest possible standard of response.
How Tenants Can Use Awaab’s Law
Tenants experiencing unsafe housing conditions can follow these key steps:
Report the hazard in writing, describing issues such as damp, leaks, smells, or visible mould. Include photos, dates, and any health symptoms.
Log the date and time of the report — this marks “day zero” for statutory deadlines.
Request investigation or emergency attendance, depending on the risk level.
Ask for written findings within the legal timeframe.
If no action is taken, contact the Housing Ombudsman or seek legal support to enforce repairs or claim compensation.
Keeping GP records of respiratory symptoms or health impacts can strengthen both repair and compensation claims.
Compensation for Damp and Mould-Related Harm
If landlord negligence causes harm, tenants may recover damages for:
Health problems (e.g. asthma, respiratory illness).
Property damage (e.g. ruined furniture or clothing).
Inconvenience or distress caused by unsafe living conditions.
Claims are typically split into:
General damages — for pain, suffering, and reduced quality of life.
Special damages — for financial losses such as medical expenses, lost earnings, or extra heating costs.
Awaab’s Law and the Role of Technology in Compliance
To meet the new legal requirements, landlords and housing professionals must be equipped with reliable tools for early detection and documentation of health hazards. The ability to quickly identify and act on signs of damp or mould will be critical to staying compliant and protecting tenants’ health.
This is where advanced diagnostic tools like the Testo Smart Probes Mould Kit come in.
Supporting Compliance with the Testo Smart Probes Mould Kit
The Testo Smart Probes Mould Kit offers a professional, technology-driven solution for detecting and managing mould risks before they escalate. It combines precision measurement instruments — the Testo 605i (thermohygrometer) and Testo 805i (infrared thermometer) — with the intuitive Testo Smart App, enabling users to assess and document environmental conditions in real time.
How It Works
By measuring ambient temperature, relative humidity, and surface temperature, the Testo Smart Probes Mould Kit allows users to pinpoint conditions conducive to mould growth. The Smart App automatically evaluates this data and displays results using a traffic light system:
🟢 Green: No immediate risk.
🟡 Yellow: Warning — conditions may lead to mould formation.
🔴 Red: High risk — immediate action required.
This clear visual feedback helps landlords, inspectors, and maintenance staff act quickly, prioritising interventions and scheduling repairs within Awaab’s Law deadlines.
Key Features
Detect mould-prone areas early using smartphone-connected probes.
App-based visualisation for quick risk assessment.
Export data as PDF or Excel reports — perfect for documentation and compliance.
Laser-guided infrared measurement for pinpoint accuracy.
Non-contact surface temperature range: –30 to +250 °C.
Ambient temperature range: –20 to +60 °C; humidity: 0 to 100% RH.
Compact, portable design housed in the Testo Smart Case for ease of use.
Works with both iOS and Android devices.
Effortless Reporting and Record-Keeping
Under Awaab’s Law, accurate documentation is vital. The Testo Smart Probes Mould Kit simplifies this through instant digital reporting.
Using the Testo Smart App, users can:
Record readings with photo evidence.
Export professional-grade reports in PDF or Excel format.
Share findings instantly via email — ideal for submitting evidence to landlords, councils, or regulatory bodies.
This not only supports legal compliance but also strengthens transparency between landlords and tenants, showing that reported hazards are being investigated properly and within legal timeframes.
Ideal Users
The Testo Smart Probes Mould Kit is ideal for:
HVAC technicians ensuring ventilation and humidity control.
Building inspectors conducting pre-occupancy or complaint-based assessments.
Landlords and housing officers monitoring property conditions proactively.
With tools always ready in the compact Smart Case, it’s a practical solution for professionals tasked with maintaining safe, compliant housing environments.
Looking Ahead: Technology, Accountability, and Healthier Homes
As Awaab’s Law comes into full effect from October 2025, both landlords and tenants will need to adapt to a more proactive, accountable housing system. Technology like the Testo Smart Probes Mould Kit can bridge the gap between compliance and care — providing the reliable data, visibility, and speed needed to ensure homes are safe and healthy.
Ultimately, Awaab’s Law stands as a lasting legacy — not only for one family’s tragedy but for a nationwide commitment to protecting lives and improving living conditions across social housing.
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