The Government is consulting on extending Awaab’s Law to privately rented homes in England. For portfolio landlords, this is an important development and a timely reminder to review the condition of their properties, particularly where damp, mould and ventilation are concerned.
The consultation opened on 9 October 2026 and closes on 18 December 2026. The detailed requirements and implementation timetable for private landlords are still being developed.
It is also an opportunity to encourage landlords, tenants and property professionals to take part in the consultation and help shape how the proposed requirements work in practice.
As a surveyor, I believe it is important to look beyond the visible signs of damp and mould. When inspecting a rental property, my role is to identify potential defects, make observations about the building’s condition and recommend practical steps that may help prevent problems from recurring.
Who was Awaab Ishak, and why is the law named after him?
Awaab’s Law takes its name from Awaab Ishak, a two-year-old boy who died in December 2020 following prolonged exposure to mould in his family’s social housing flat in Rochdale.
His family had raised concerns about the mould, but the problem was not adequately resolved. His death brought national attention to the serious consequences of failing to address dangerous housing conditions.
The law was introduced in England to require social landlords to investigate and address certain hazards within specified timeframes. The Government is now consulting on extending these protections to the private rented sector.
The circumstances behind the law are tragic, and they highlight why damp and mould should never simply be dismissed as cosmetic problems.
However, understanding the cause is essential. Damp and mould can often be as a result of building defects, inadequate ventilation, condensation or a combination of factors. Different causes require different solutions.
What should a surveyor look for when visiting a rental property?
When inspecting a property on behalf of a portfolio landlord, I consider the overall condition of the building and look for factors that may contribute to damp, mould and condensation.
Visible mould is an important warning sign, but it does not always explain why the problem has developed. The inspection should consider the property’s ventilation, building fabric and any signs of water ingress or other defects.
1. Is there adequate ventilation?
Everyday activities such as cooking, showering, bathing and drying clothes release moisture into the air. If that moisture cannot escape, it can settle on cold surfaces and contribute to condensation and mould.
During an inspection, I would consider whether windows can be opened safely, whether background ventilation is present, and whether kitchen and bathroom extractor fans are working effectively.
Recommendations may include repairing or upgrading extractor fans, improving background ventilation or investigating whether additional ventilation is required.
The right approach depends on the individual property. Ventilation should be assessed as part of the building as a whole rather than treated as a one-size-fits-all solution.
2. Trickle vents, air bricks and blocked ventilation
Many older properties had air bricks, ventilation grilles or other openings designed to allow air to circulate. Over time, some have been covered or blocked during renovations, replastering or other improvement works.
Similarly, older windows may have been replaced without sufficient consideration of background ventilation.
Trickle vents can provide a controlled route for fresh air to enter a room. Where existing windows do not have suitable background ventilation, it may be worth investigating whether trickle vents can be retrofitted or whether another solution is more appropriate.
Not every window can be altered in the same way, so recommendations should take account of the window type, the property and applicable requirements.
The important point is that improvements intended to make a property warmer or more energy-efficient should not inadvertently leave it with inadequate ventilation.
3. Extractor fans in kitchens and bathrooms
Kitchens and bathrooms are major sources of moisture. Effective extraction helps remove humid air at the source.
However, having an extractor fan fitted does not necessarily mean it is doing its job. It may be blocked, poorly maintained, incorrectly installed or unsuitable for the room.
A surveyor may recommend checking its operation and, where necessary, arranging repair, maintenance or an upgrade.
Tenants should also understand how to use the facilities provided, including allowing extractor fans to run for the recommended period after cooking or showering.
4. Drying clothes indoors
Drying washing indoors can release considerable moisture into a property, particularly when clothes are hung in a room with little ventilation.
Where practical, drying clothes outdoors can help reduce moisture inside the home. If this is not possible, using a well-ventilated room and suitable drying arrangements can help.
A tumble dryer may also be a useful option for some households. A modern heat-pump model can be more energy-efficient than some conventional alternatives, although purchase prices, running costs and suitability vary.
Where a household has an electricity tariff with cheaper off-peak periods, running a suitable appliance during those periods may help reduce costs. This depends on the tariff, the appliance and whether it can be operated safely at those times.
These are options to consider, not requirements that every landlord or tenant must follow. A tenant’s financial circumstances and the facilities available in the property matter.
Most importantly, these measures cannot replace necessary repairs or compensate for inadequate ventilation.
5. Heating, insulation and the wider condition of the building
Condensation can occur when warm, moist air comes into contact with cold surfaces. Poor insulation, inadequate heating and ventilation problems can all contribute to the conditions in which mould develops; and during an inspection, I may recommend further investigation into insulation, heating performance or other building defects.
It is also important to recognise that energy costs affect what households can reasonably do. Advice about heating, ventilation and appliances needs to be practical, and landlords should ensure that the facilities provided are suitable and functioning properly.
6. Identify the cause rather than simply treating the symptoms
Damp can be associated with leaking pipes, defective gutters, roof problems, water penetration, damaged external pointing or other faults. Condensation and inadequate ventilation may also be significant factors.
Cleaning or repainting a mouldy wall may improve its appearance temporarily, but it will not resolve the problem if the underlying cause remains.
A surveyor’s recommendations should therefore be based on the evidence available, with further investigation suggested where necessary.
What responsibilities do tenants have?
It is important to approach this fairly.
Landlords must meet their legal obligations, address relevant building defects and provide suitable facilities, including appropriate ventilation. Tenants should not be blamed for mould caused by disrepair or inadequate provision.
However, where the property has suitable, working facilities, everyday habits can also influence indoor moisture levels.
Reasonable steps may include:
- Using kitchen and bathroom extractor fans as intended.
- Opening windows periodically when appropriate and safe.
- Keeping window trickle vents open and unobstructed.
- Avoiding drying clothes in poorly ventilated rooms where possible.
- Reporting leaks, persistent condensation, mould or faulty ventilation promptly.
- Allowing air to circulate around furniture placed against colder external walls.
These steps may help manage everyday moisture, but they cannot compensate for a serious building defect or a ventilation system that does not work properly.
The goal should be cooperation. Landlords need to provide and maintain suitable homes, and tenants need clear information about how to use the facilities available to them.
What should portfolio landlords do now?
For landlords managing several properties, a consistent approach can help identify recurring issues and prioritise investment.
I would recommend:
- Reviewing property condition: identify homes with a history of damp, mould, leaks or repeated condensation complaints.
- Checking ventilation: assess whether windows, trickle vents, air bricks and extractor fans are suitable and functioning.
- Investigating recurring problems: avoid relying on cosmetic treatments where the underlying cause has not been established.
- Recording findings: maintain clear records of inspections, tenant reports, recommendations and remedial work.
- Communicating with tenants: explain how to use ventilation and report concerns, while recognising that energy costs and household circumstances affect what is practical.
- Prioritising necessary work: address significant hazards and defects promptly, taking account of the risks and applicable legal requirements.
A professional survey can help landlords understand the condition of their properties, identify potential defects and make informed decisions about repairs or further investigation.
Have your say on Awaab’s Law
The Government is inviting views on how Awaab’s Law should be extended to the private rented sector in England.
The consultation considers issues including the hazards covered, how landlords should investigate and address problems, and the timescales that may apply.
I would encourage portfolio landlords, tenants, letting agents and property professionals to read the proposals and submit a response. People with practical experience of maintaining, inspecting or living in rented homes can contribute useful perspectives on how the requirements might work in practice.
You do not need to answer every question. You can focus on the areas most relevant to your experience.
The consultation closes on 18 December 2026.
Read the consultation and submit your response on GOV.UK
Helping to provide safe, healthy homes
The introduction of Awaab’s Law has brought renewed attention to the consequences of failing to address dangerous damp and mould. The tragic circumstances behind the legislation must not be forgotten.
As surveyors, we have an important role in making observations, identifying potential defects and recommending appropriate action to landlords. That includes considering ventilation, investigating possible causes and explaining where further work may be needed.
Where suitable facilities are provided, tenants can also help manage everyday moisture, but this should never be used to deflect responsibility for building defects or inadequate provision.
For portfolio landlords, the starting point is to understand each property’s condition, address the underlying causes of problems and make sure tenants know how to use the facilities available.
Damp and mould should never be dismissed as merely cosmetic. Understanding the cause is the first step towards a lasting solution.
