Awaab’s Law gives social housing tenants stronger protection from serious hazards in their homes. It is named after two-year-old Awaab Ishak, who died following prolonged exposure to mould.
The law requires social landlords to investigate and deal with serious damp and mould and emergency hazards within set timescales.
What does Awaab’s Law mean for tenants?
Since 27 October 2025, social landlords have been required to:
- investigate a potential significant damp or mould hazard within 10 working days
- provide a written summary within 3 working days of the investigation finishing
- carry out relevant safety work within 5 working days of the investigation concluding where a significant hazard is found
- investigate and make safe an emergency hazard within 24 hours
- provide suitable alternative accommodation where necessary if the home cannot be made safe within the required time.
From 30 November 2026, these protections will extend to a wider range of significant housing hazards, including excess cold and heat, electrical hazards, fire and explosions, falls and structural collapse.
You do not need to decide whether a problem is a “significant hazard” yourself. Report it as soon as you become aware of it.
If you are a Westminster Council tenant
Report damp or mould directly to Westminster City Council as soon as you notice it on the link below.
Report damp and mould to Westminster City Council online
Or call 0800 358 3783.
If you have widespread black mould in a bedroom or living room, or someone in your household is under 16, over 75, pregnant, has a newborn baby or has a breathing condition, Westminster asks you to telephone 0800 358 3783 immediately rather than use the online form.
Please tell Westminster about any health conditions or other circumstances that could make someone in your household particularly vulnerable to damp and mould.
Where should I report a problem?
| Problem | Where to report it |
|---|---|
| Damp or mould in your home | Westminster City Council |
| Damp/mould and water coming into your home | Report the damp/mould to Westminster and tell the TMO about the water ingress. |
| A repair that may be causing damp, such as a leaking pipe or fitting | Tell the TMO about the repair and report any damp/mould to Westminster. |
| Not sure who is responsible? | Contact the TMO and we will help. If damp or mould is present, still report it to Westminster. |
The important thing is not to wait for someone to decide what is causing the problem or who is responsible before reporting damp or mould.
If you are a leaseholder
Awaab’s Law applies to social landlords and their tenants and does not give leaseholders the same statutory process.
If you are an Odhams Walk leaseholder and have damp, mould, a leak or water ingress that you believe may relate to the building or communal areas, please contact the TMO:
Email: office@odhamswalk.org.uk
Please tell us where the problem is, when you first noticed it and whether it is getting worse. Photographs are very helpful where it is safe to take them.
The TMO will record the problem and refer it to the appropriate organisation where necessary. The source of water ingress at Odhams Walk is not always straightforward and may need to be investigated before responsibility for the repair can be established.
In an emergency…
If there is an immediate danger, such as a major leak, water entering electrical fittings, unsafe electrics or a risk to the structure of the building, call Westminster City Council on 0800 358 3783.
If there is an immediate threat to life, call 999.
Please also see Andrew’s important post regarding Damp and Water Ingress at Odhams Walk and What is Happening below: