Awaab's Law and the exterior causes of damp and mould
Awaab's Law puts fixed timeframes on how social landlords deal with damp and mould. A lot of that damp starts outside: a blocked gutter, a broken roof finish, a rotten fascia. This guide covers what the law asks for, and the exterior causes worth ruling out first.
The short answer
Since 27 October 2025, social landlords in England must investigate potential significant damp and mould hazards within 10 working days and deal with emergency hazards within 24 hours. Water getting in from outside is a common cause, so the outside of the building belongs in every investigation.
What Awaab's Law requires
In plain English, and not legal advice. Last reviewed on 28 October 2026 against the government's guidance, which describes itself as a general guide rather than an authoritative interpretation of the law.
Phase 1 has applied to the social rented sector since 27 October 2025. It covers all emergency hazards (apart from overcrowding) and all damp and mould hazards that present a significant risk of harm to tenants.
| Step | Timeframe |
|---|---|
| Investigate a potential significant hazard | Within 10 working days of becoming aware of it |
| Give the tenant a written summary | Within 3 working days of the investigation concluding |
| Carry out the safety work | Within 5 working days of the investigation concluding |
| Begin further preventative work | Within 5 working days of the investigation concluding; where that isn't practicable, physically started within 12 weeks |
| Emergency hazards | Investigated and made safe within 24 hours |
More hazards are coming in
The government has said it will extend the regulations to more hazards in 2026, including excess cold and heat, fire and electrical hazards, and then to all remaining housing health and safety hazards, apart from overcrowding, in 2027. Check the current guidance for what applies to you today.
The guidance is also clear that landlords shouldn't assume damp and mould is down to how a tenant lives. Everyday cooking, washing and drying clothes are unlikely to be the cause on their own, and the landlord is expected to find and fix the root cause.
How the outside of a building causes damp inside
The government's guidance for rented housing describes penetrating damp as water getting into the building from outside through defects in the walls, roofs, windows or floors. Among the external checks it lists are damaged or blocked pipes, gutters and downpipes, and missing or broken roof finishes.
The exterior defects to look for:
- Blocked or overflowing gutters: water spills down the face of the wall and soaks through.
- Failed or blocked downpipes: water pools at the base of the wall or runs down the brickwork.
- Moss-saturated roofs: moss holds water on the tiles and feeds the gutters with debris.
- Slipped, cracked or missing tiles: rain gets straight into the roof space.
- Rotten or damaged fascias: the gutter pulls away and water runs behind it.
- Cracked or algae-covered render: water is held against the wall and gets in through the cracks.
A checklist for housing officers
External causes to rule out on every damp and mould report, ideally on the same visit:
- Look up: are any gutters overflowing, sagging or growing plants?
- Follow the downpipes: are they connected, clear and discharging away from the wall?
- Check the roof from the ground: slipped or missing tiles, heavy moss, broken ridge or verge?
- Check the fascias and soffits: rot, gaps or gutters pulling away?
- Check the walls: staining under the gutter line, cracked or green render, damp patches outside matching the inside?
- Match inside to outside: is the damp patch indoors on an external wall, below a gutter, joint or downpipe?
What a planned programme looks like
The surest way to keep exterior causes off the list is to deal with them before they're reported. A planned programme clears gutters and downpipes on a cycle, checks and treats roofs, and inspects fascias and render, property by property.
Each visit leaves a record: before-and-after photos and a written note per property, sent as a PDF, so you have evidence of what was done and what was found if a damp case is ever questioned.
How Blue Shield helps
We clear gutters and downpipes, clean and treat roofs, and replace failing gutters, fascias and soffits, for single properties or as a programme across your stock. Where mould has already taken hold, our mould removal service finds the cause, treats the area and helps stop it coming back.
We phone each tenant to arrange access at least 48 hours ahead, and report on every property we visit.
Questions we're asked
Does Awaab's Law apply to private landlords?
Phase 1 applies to social landlords in England. Private landlords have their own duties on damp and mould; check the current government guidance for your situation.
Can exterior work alone fix damp and mould?
Not always. Ventilation, insulation and heating matter too, and some damp rises from the ground. But exterior defects are among the most common and easiest causes to fix, so they should always be ruled out.
Is this guide legal advice?
No. It's a plain-English summary of the government's published guidance. For decisions on compliance, take advice and read the regulations themselves.
Where we work
Based in Southampton, we cover Hampshire and the South Coast. Not on the list? Ask us: we cover the whole South Coast.
- Aldershot
- Andover
- Basingstoke
- Eastleigh
- Emsworth
- Fareham
- Farnborough
- Fleet
- Gosport
- Havant
- Hedge End
- Horndean
- Hythe
- Locks Heath, Warsash and Whiteley
- New Milton
- Portsmouth
- Southampton
- Stubbington
- Totton
- Winchester
Request a programme quote
Tell us about your stock and the work you need, and we'll price it per property for the whole programme.