Damp and mould. The pre-winter audit

Awaab's Law came into force for the social rented sector on 27 October 2025, introducing legally enforceable timescales for investigating and fixing damp, mould, and other serious hazards. The Renters' Rights Act 2025 has created the legal framework to extend equivalent obligations to the private rented sector, with the exact implementation date for England still to be confirmed through secondary legislation. In Scotland, the Scottish Parliament has approved equivalent regulations taking effect from October 2026. For private landlords across the UK, the direction of travel is unambiguous. What remains within your control is whether you discover and address damp and mould issues now, in July, before winter creates the conditions that make them worse, or after a tenant report triggers the statutory clock.

What Awaab's Law requires

The timescales that apply in the social rented sector, and will apply to private landlords once the extension takes effect, are specific and non-negotiable. Landlords must investigate reports of damp and mould within 14 days of being notified. Where a serious health risk is identified, repairs must begin within 7 days. Where the hazard represents an emergency, action is required within 24 hours. In Scotland, the October 2026 regulations specify investigation within 10 working days of a landlord becoming aware of an issue.

Under existing law that already applies to private landlords, damp and mould identified under the Housing Health and Safety Rating System represent a category one or category two hazard depending on severity. Local authorities hold enforcement powers under the Renters' Rights Act with civil penalties of up to £40,000 for serious, persistent, or repeat breaches. The introduction of statutory timescales through Awaab's Law will sharpen those enforcement powers and remove the ambiguity currently surrounding what constitutes action within a reasonable period.

Why July is the right time to act

Damp and mould are most likely to surface as tenant complaints between October and March, when cold external temperatures, condensation from heating and cooking, and reduced ventilation create the conditions for mould growth to accelerate. By the time a tenant reports a problem in November, a landlord is already potentially within the statutory response window. By the time a professional assessment has been arranged and a contractor engaged, Christmas disruption may have already compressed the available time.

A pre-winter audit conducted in July or August identifies structural issues, ventilation deficiencies, or existing mould growth while conditions are as favourable as they will be all year. Rooms can be assessed without the masking effect of condensation. Contractors are more available and more competitive on price. Any remediation works identified can be completed before the heating season begins. The result is a property that enters winter in better condition and a landlord who is not responding reactively to a statutory complaint with a ticking clock attached.

What the audit should cover

A thorough pre-winter inspection should assess the condition of all external walls for signs of penetrating damp, check the state of window seals and frames for condensation pathways, inspect loft insulation and roof condition for potential moisture ingress, and confirm that extractor fans in kitchens and bathrooms are functioning. Ventilation is frequently the root cause of condensation-related mould and is among the most cost-effective issues to address.

The NRLA is clear that landlords must keep clear records of any inspection or maintenance carried out, including correspondence with tenants and any contractor involvement. Those records are the evidence base in the event of a dispute or enforcement action. Conducting an audit without documenting it provides no compliance protection.

The timescales are coming. The audit starts now.

Talk to our lettings team about property compliance today