Awaab’s Law Explained: What Lewisham Landlords Must Know About Damp, Mould, and Tenant Safety

Awaab’s Law Explained: What Lewisham Landlords Must Know About Damp, Mould, and Tenant Safety

As part of the wider Renters’ Reform Bill, the government has introduced Awaab’s Law — a powerful step toward protecting tenants from unsafe and unhealthy living conditions.

At Charles Knight Estate Agents, we believe it’s essential for Lewisham landlords, property investors, and managing agents to understand their responsibilities under this new legislation — not only to stay compliant, but to maintain trust, avoid fines, and deliver homes that meet modern expectations.

What Is Awaab’s Law?

Awaab’s Law was created in response to the tragic death of two-year-old Awaab Ishak, who died from prolonged exposure to black mould in his family’s social housing flat in Rochdale. His death sparked national outrage and prompted urgent reform in the housing sector.

Now, landlords in both the social and private sectors are under pressure to act swiftly on complaints related to:

Damp
Mould
Excess cold
Poor ventilation
Structural disrepair that poses health risks

The law is named in his memory, and while the initial draft guidance targets social landlords, its implications are already being echoed across the private rented sector, especially in enforcement and tenant expectation.

New Legal Timelines to Respond to Hazards

Under Awaab’s Law, all social landlords (and by extension, expected private landlords soon) must:

Acknowledge tenant complaints within 14 days
Complete hazard assessments within 7 calendar days
Begin repairs within a further 7 calendar days
Resolve issues fully within a “reasonable timeframe” (depending on severity)

Although currently applying to social landlords, local authorities are being advised to mirror these standards when enforcing HHSRS (Housing Health and Safety Rating System) in the private rental sector.

This is particularly relevant in boroughs like Lewisham, where damp and disrepair complaints are on the rise and enforcement action is becoming more aggressive.

Why This Matters for Lewisham Landlords

Lewisham Council has already made housing quality enforcement a top priority, and with the Renters’ Reform Bill gaining momentum, private landlords cannot afford to ignore the direction of travel.

Key reasons you should take Awaab’s Law seriously:

Mould and damp issues are now enforcement triggers for council inspections
You could face civil penalties, banning orders, or Rent Repayment Orders if you fail to act
Tenants are more informed than ever, and complaints can quickly escalate
Failing to provide safe, well-maintained homes can reduce rental value, tenancy lengths, and brand trust

What You Should Do Now

Whether you manage a single buy-to-let or a portfolio of rental properties in Lewisham or Bromley, here’s how to future-proof your properties:

1. Inspect your properties now

Look out for:

Peeling paint
Condensation on windows
Discoloured walls/ceilings
Poor ventilation or musty smells
Even minor signs should be dealt with before they become tenant complaints.

2. Create a fast response process

Ensure that complaints of damp, mould or cold are logged, acknowledged, and resolved within 14 days, even before the law fully applies to private landlords.

3. Work with qualified contractors

Don’t just cover up mould — treat the root causes: leaks, insulation, poor airflow, or structural damp.

4. Partner with letting agents who know the law

At Charles Knight, our lettings team are trained to identify risks early, manage contractor relationships, and keep you legally protected.

How We Help Landlords Stay Compliant

We don’t just list properties — we protect your interests.

Our property management service includes:

Routine damp & safety checks
Rapid repair coordination
HHSRS risk assessments
Tenant issue resolution with full audit trails
Support in liaising with Lewisham Council on compliance matters

Final Word: Don’t Wait for Awaab’s Law to Apply to You

Even if Awaab’s Law hasn’t yet been written into legislation for private landlords, the legal expectation is shifting fast — and so is tenant awareness.

Proactive maintenance is no longer optional — it’s essential.

If you own a rental property in Lewisham, Catford, Brockley, or Bromley, speak to Charles Knight today for practical advice and full-service compliance support.

Guaranteed Rent: Why It's More Important Than Ever

In this new landscape, Guaranteed Rent provides a clear solution. At Charles Knight Estate Agents, we offer a fully-managed Guaranteed Rent Scheme designed to give you:

✅ Fixed monthly rent – paid even during void periods
✅ No rent arrears – we pay you, whether the tenant does or not
✅ Full legal compliance and tenant management
✅ Zero hassle – we handle inspections, maintenance, and tenant issues

Secure your income and peace of mind with our Guaranteed Rent Scheme in Lewisham. We take the stress out of letting by managing everything from tenant placement to property maintenance — ensuring you receive fixed, reliable rent every month, regardless of occupancy or arrears.

👉 Why not read our Guaranteed Rent blog to discover how it works, the long-term benefits for landlords, and why it's becoming more essential than ever — especially with the new legislation impacting the rental market.

Why Work With Charles Knight Estate Agents?

As leading letting agents in Lewisham, we’re proud to offer local expertise, personal service, and results-driven property management. We’ve built strong relationships with Lewisham landlords, hospital trusts like the NHS, and reliable tenants across SE13 and beyond.

Whether you own one flat or a growing portfolio, we’re here to deliver success, trust, and clear communication — the values that define Charles Knight.

Free Advice & Valuation

📢 Are you a landlord in Lewisham worried about the Renters Reform Bill?

Don’t leave your rental income to chance. Speak to the lettings experts at Charles Knight about securing your property with Guaranteed Rent.

📞 Call us on 02088524441 or contact us
💬 Book your free rental valuation in less than 60 seconds

Read Here: What is the Renters Reform Bill?