Awaab's Law: keeping a clear record of a damp and mould investigation
Where the law stands (October 2026)
- Awaab's Law has applied to social landlords in England since 27 October 2025, starting with damp and mould and emergency hazards.
- It is due to widen to more hazards from 30 November 2026.
- A consultation on extending it to private rented homes opened on 9 October 2026 and closes on 18 December 2026.
Dates and duties can change. Check the latest government guidance for exact timescales and requirements. This page is not legal advice.
What a good investigation record contains
- Report: date, time, who reported it and how.
- Hazard: type, location and any urgent risk.
- Inspection: date, inspector, findings, photos and measurements.
- Root cause: the cause in plain words, beyond the visible mould.
- Actions: what will be done, who owns it and by when.
- Resident updates: what was said, when and how.
- Closure: what was done, evidence it worked and a follow-up date.
Root cause, not just symptom
A record that only says "mould cleaned" shows the symptom was treated, not the cause. Naming the cause, for example a failed extractor, a leaking joint or a defective gutter, shows that the investigation reached the heart of the problem and makes repeat cases easier to spot.
A simple structure
The ROOTS method maps neatly onto a housing investigation: Recognise the problem, Observe the facts, Obtain the root cause, Tackle it with owned actions, and Sustain the fix with a follow-up check.
Follow up
Schedule a re-inspection after the fix, record the result and, if the problem has returned, reopen the case with the new evidence.
Frequently asked questions
Does RapidRCA make me compliant with Awaab's Law?
No. RapidRCA helps you structure and record investigations with causes, actions and evidence photos. You remain responsible for meeting the law and following the official guidance.
Does Awaab's Law apply to private landlords?
At the time of writing it applies to social landlords in England. A consultation on extending it to the private rented sector is open until 18 December 2026, so check the current position.
What should an investigation record include?
The report, the hazard, inspection findings with photos, the root cause, actions with owners and dates, updates to the resident, and a follow-up check.
Describe the failure or add a photo or file, and RapidRCA builds the 5 Whys, fishbone, actions and report, using the ROOTS method.
Start an RCA
Last updated 14 October 2026. These guides explain a method and give examples. Always follow your equipment manufacturer's manual, your site procedures and applicable regulations.