As a landlord (or someone responsible for managing property), you may already know that maintaining a safe, habitable environment for tenants is a legal and ethical obligation. With the introduction of Awaab’s Law in the UK, the regulatory context has shifted significantly. Although the law currently applies principally to social housing, its implications are already resonating across the broader private-rented sector and warrant your attention now. At the same time, one of the most persistent issues in rental property is damp, condensation and mould, and that’s where proper ventilation, heating and air-conditioning systems come into play.
At Blue Mountain Air Conditioning, we specialise in HVAC, ventilation and air-conditioning solutions, so we’ve written this blog to help landlords understand their compliance obligations under Awaab’s Law and how investing in good air conditioning and ventilation can help avoid mould, improve tenant health and reduce risk of non-compliance.
What is Awaab’s Law, and what does it require?
Awaab’s Law is named after two-year-old Awaab Ishak, who tragically died in 2020 following exposure to mould in his social-housing home in Rochdale. His case exposed significant failure by a social landlord to act on repeated complaints about mould and damp.
In response, the UK Government has introduced regulations (via the Social Housing (Regulation) Act 2023 and related regulations) that include Awaab’s Law.
Here are the key time-frames and obligations (for social landlords, currently):
Emergency hazards (for example: conditions that pose an imminent and significant risk to health or safety) must be investigated and made safe within 24 hours of the landlord becoming aware.
Significant mould and damp hazards must be investigated within 10 working days of the landlord becoming aware. Then, once the investigation is complete, the property must be made safe within 5 working days.
A written summary of the investigation findings and next steps must be provided to the tenant within 3 working days of the investigation concluding.
If the works cannot be completed within the shorter time-frame, alternative accommodation must be offered for vulnerable tenants until the hazard is addressed.
The Government guidance stresses this is not merely about responding to mould once it appears, but about preventing the conditions that allow mould and damp to persist. For example: If a damp and mould hazard is found to result from the absence of ventilation or poor insulation, the landlord must take appropriate remedial action, such as installing mechanical ventilation or effective insulation.
Although right now Awaab’s Law only applies in the social-rented sector, commentators and the Government itself indicate that extension to the private rented sector is likely via the forthcoming Renters’ Rights Bill.
Why mould and damp are so critical for landlords
Mould is not just unsightly. It carries significant health, legal and commercial risk:
Health risk: Persistent mould and damp in homes can contribute to respiratory problems, allergies, and in the worst cases, serious outcomes (as sadly in the Awaab Ishak case).
Legal/operational risk: Under Awaab’s Law, failing to deal with mould and damp in time can lead to enforcement action, compensation claims, regulatory scrutiny, reputational damage and even rent loss if a property is deemed uninhabitable.
Tenant satisfaction & retention: Tenants expect a healthy living environment; mould or poor air-quality will affect reputation and occupancy.
Given these risks, landlords must treat mould and damp as a serious hazard, not just a superficial maintenance issue.
How air-conditioning, ventilation and good HVAC practice can help prevent mould
This is where Blue Mountain Air Conditioning comes in. Because one of the root causes of mould is poor control of moisture, humidity, inadequate air-flow, condensation and under-heating or over-cooling, investing in proper HVAC and ventilation systems helps mitigate risk. Here are ways in which good HVAC/AC systems assist:
1. Controlling humidity and condensation
Mould thrives in environments where moisture accumulates. Bathrooms, kitchens, or properties where windows remain closed can trap humidity. A properly installed air-conditioning or mechanical ventilation system helps by:
Regulating indoor humidity and temperature, reducing the chance of condensation forming on walls, windows and other cold surfaces
Ensuring that moist air is expelled rather than allowed to stagnate
Maintaining comfortable indoor conditions, for example avoiding significant swings in temperature that can lead to surfaces being cold and thus condensation forming
2. Improving air-flow and ventilation
Stagnant air promotes mould. HVAC systems, especially when paired with adequate fresh-air ventilation or extraction (in bathrooms/kitchens), help aerate spaces, expel moist or stale air, and maintain air-quality. At Blue Mountain, we also install fresh-air and extraction systems as part of “ventilation” services.
3. Preventing surfaces from becoming cold and damp
Buildings (especially older ones) may suffer from poor insulation, cold bridging, thermal loss. Even where the structure is adequate, if heating is inconsistent or there is inadequate ventilation, internal surfaces can remain cool, condensation can form when warm moist air hits a cold surface, and then mould takes hold. A well-designed HVAC system helps keep the internal environment within safe temperature/humidity ranges and thus protects surfaces.
4. Monitoring and maintenance
It isn’t enough just to install a system; regular maintenance is essential. Filters must be cleaned, controls calibrated, air-flows checked. Landlords who proactively monitor and maintain HVAC/ventilation installations will be far better placed to demonstrate they have taken reasonable steps to prevent mould and damp, helpful if issues arise under Awaab’s Law or other repair obligations.
Practical advice for landlords to align with Awaab’s Law and reduce mould risk
Here are actionable steps landlords can take:
Audit the property: Check for signs of damp, mould, condensation, cold surfaces or thermal bridging, inadequate ventilation, poor heating.
Install/upgrade ventilation or air-conditioning systems: Where appropriate, fit HVAC/AC or ventilation systems to maintain healthy indoor climate. Particularly relevant in high-moisture zones (bathrooms, kitchens) and properties where tenants may lack full control over ventilation.
Ensure adequate heating: A property that is routinely under-heated will be at higher risk of condensation and mould. Your HVAC/AC system should support stable comfortable temperature.
Monitor and maintain: Schedule regular service and maintenance of the HVAC/AC systems and ventilation. Keep records of inspections, filter changes, calibration, complaints responded to.
Respond quickly to tenant reports: Under Awaab’s Law, timing counts. If a tenant reports mould or damp, act promptly; start an investigation without delay; rectify the issue and provide a written summary of findings and action plan.
Communicate with tenants: Help tenants understand how to use the system (ventilate after cooking/showering, avoid blocking vents, maintain air-flow). A landlord demonstrating that they provided guidance is better placed if things go wrong.
Document your compliance: Keep a record not just of repairs, but of your preventive measures: installation specs, commissioning reports, maintenance logs, air-quality/ventilation checks, tenant communications. Should an issue escalate, being able to show you took preventive action is a strong defence.
Plan for expansion of the law: While Awaab’s Law currently applies to the social-rented sector, it is expected to be extended to private rentals. Being ahead of the curve can give you a competitive advantage and reduce risk.
Why partnering with Blue Mountain Air Conditioning makes sense
As specialists in HVAC, air-conditioning, ventilation and related services in South Wales and the South West, we offer a full range of services; from installation to maintenance to emergency breakdown.
Here’s why landlords should consider working with us:
Local expertise: We understand the regional climate, building stock and challenges in Wales and the South West.
Regulatory awareness: We are aware of the regulatory environment, including landlord obligations, and can design systems that help minimise risk (moisture control, ventilation, comfort).
Transparent pricing and service: We emphasise clear communication, so you know upfront what to expect.
Ongoing support: Systems require ongoing monitoring and maintenance; we provide servicing and breakdown support.
Liability mitigation: By installing and maintaining proper HVAC/ventilation systems, you reduce the likelihood of mould/damp issues, and therefore the risk of failure to comply with obligations such as Awaab’s Law (or future equivalents in the private rented sector).
In today’s housing environment, landlords cannot afford to take mould and damp lightly. With the coming into force of Awaab’s Law (and an anticipated extension to private rented housing), the standards and expectations are clear: serious hazards like mould must be addressed promptly and proactively. For many landlords, the key to compliance will not just be reaction to complaints, but prevention, by ensuring properties are properly ventilated, heated and conditioned.
If you’re a landlord or property manager seeking to make your properties healthier, safer and more compliant, talk to Blue Mountain Air Conditioning. Whether you need an audit, installation of a ventilation or AC system, ongoing maintenance or advice on landlord responsibilities around mould and damp, we’re ready to help.
Let’s work together to keep your rental properties comfortable, hygienic and compliant, preventing mould, protecting tenant health and reducing legal/risk exposure.
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