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How long do I have to investigate and fix damp and mould under Awaab's Law?

When a tenant reports damp or mould, the days start counting.

More

Enter when they told you and see the date to investigate, the date the written summary is due and the date repairs must start, then copy the summary notice.

A tabbed folder of documents stands on a desk under a warm lamp, with a mug of tea beside it.
A tabbed folder of documents stands on a desk under a warm lamp, with a mug of tea beside it.

Leave blank until it has happened.

Your deadlines

  1. Investigate

    by Thu, 19 November 2026 at 23:59

    10 working days from the report.

  2. Written summary to the tenant

    —

    Enter the investigation date to see this.

  3. Start repair work

    —

    Enter the investigation date to see this.

Timescales follow Awaab's Law as it applies to social landlords in England. They are not yet law for private landlords, and are shown as the standard a council or court is likely to expect.

Written summary for the tenant

Damp and mould investigation — written summary

Report details
Name(s) of tenant: [tenant]
Address: [address]
Date of report: 5 November 2026

Investigation details
Period of inspection: [date or dates]
Investigator: [name and role]
Summary of findings: [what was found, and the likely cause]
Interim measures taken: None

Determination & next steps
[State whether the home is substantially free from damp and mould, and what happens next.]

Advice and support
Wiping mould off with a fungicidal wash, opening windows briefly when cooking or bathing, and keeping furniture a little away from external walls all help. Tell me straight away if it gets worse or if anyone in the home is unwell because of it.
Where it sits

A calculation and a draft, not legal advice. The timescales are those of the Scottish damp and mould regulations and of Awaab's Law for social landlords in England, read on 7 October 2026. Wales and Northern Ireland have their own rules and are not covered. Bank holidays are those published by GOV.UK; after 2028 only weekends are skipped.

LetBuddy starts the clock when a tenant reports a hazard in the app, counts the working days for you, and chases each step before it falls due, with the report, investigation and summary kept in one dated record.

Common questions

Does Awaab's Law apply to private landlords?

In England, not yet. It has applied to social landlords since 27 October 2025; the Renters' Rights Act 2025 lets the government extend it to private renting, but that needs separate regulations and has no date. In Scotland, rules for damp and mould in private and social homes apply from 6 October 2026.

How long do I have to investigate damp and mould?

Ten working days from the report, under the Scottish rules and the English social-housing rules this tool uses as a benchmark. For an emergency hazard it is 24 hours. Weekends and bank holidays do not count toward working days.

What happens after the investigation?

The tenant gets a written summary within three working days of it concluding. If the home is not substantially free from damp and mould, repair work starts within five working days of the investigation concluding.

Why use the English benchmark if it is not law for me?

It is the standard a council or court is likely to point to when judging whether a landlord acted reasonably, and it is the one the government has said it intends to extend. Meeting it costs nothing and leaves a dated record.

What counts as the start of the clock?

The moment the tenant tells you, by any route: an email, a message or a phone call. Write it down at the time.

What if I cannot meet a deadline?

Tell the tenant in writing which step is delayed, why, and when it will be done, and take reasonable steps to limit the problem meanwhile. Circumstances genuinely outside your control, such as no access or no contractor, are treated differently from a missed date.

Does it store what I type?

No. It runs in your browser and nothing is sent anywhere. Copy or download the summary to keep it.

Let the clock run itself

Your first property is free, permanently. Tenants report in the app, each deadline is counted in working days, and you are reminded before it passes.

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A calculation and a draft, not legal advice.

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