Awaab Ishak was a two-year-old boy from Rochdale. He died on 21 December 2020. A coroner found that he died from a breathing problem. It was caused directly
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Awaab Ishak was a two-year-old boy from Rochdale. He died on 21 December 2020. A coroner found that he died from a breathing problem. It was caused directly by long contact with mould. The mould was in his family's housing association flat. His family had complained again and again. Their social landlord ignored them. His death, and what it showed, changed the law in England.
Key facts
- Official guidance from the UK Health Security Agency and the Department of Health and Social Care links damp and mould in homes in England to around 5,000 cases of asthma and 8,500 lower respiratory infections among children and adults. Health risks of damp and mould, GOV.UK
- The 2024 to 2025 English Housing Survey found about 5% of homes in England, around 1.4 million, had a problem with damp, most common in privately rented homes (10%). English Housing Survey 2024-25, GOV.UK
What happened
Awaab and his family lived in a flat. It was managed by Rochdale Boroughwide Housing. His family complained about mould in the flat for many years. Nobody acted on those complaints. In November 2020, Awaab became very ill. He died the next month.
What the inquest found
The inquest was held in November 2022. It heard how the family tried to get the problem fixed. It also heard that the landlord did not act. An independent report had asked for urgent work. Even so, the housing association did not do the repairs before Awaab died.
The coroner found that:
- Awaab's death was caused by a breathing problem caused by contact with mould
- the landlord had been told about the problem and did not act
- the delay and lack of action by the housing association made things worse
The inquest also heard from the family's doctor. Your doctor can write to a landlord, and this one did. The doctor wrote to say the mould was harming the family's health. That letter was not acted on either.
The public and political response
The inquest findings got attention all over the country. The housing world and the government had to face hard facts. Social housing tenants were living in unsafe homes. Even when people complained again and again, landlords did nothing. Sometimes the result was a death.
Awaab's parents, Faisal Abdullah and Aisha Issa, spoke out about what happened to them. The news covered the inquest widely. This led straight to action in Parliament.
What the law does now
The government brought in a new law. People call it Awaab's Law. It came through the Social Housing (Regulation) Act 2023. Awaab's Law says social landlords in England must:
- investigate a serious damp and mould hazard within 10 working days
- send a written summary of what they found within 3 working days of the investigation
- complete the work needed to make the home safe within 5 working days of the investigation ending (larger follow-on works must start within 12 weeks)
- make an emergency hazard safe within 24 hours
These are legal rules, not just advice. A social landlord who breaks them is breaking the law.
Who does Awaab's Law apply to?
Awaab's Law applies to social housing, councils and housing associations in England. It does not apply to private landlords right now. But the Renters' Rights Act 2025 brought other housing rules to private renting. Many people want Awaab's Law-style time limits to cover private tenants too.
Awaab's Law and your rights today
Do you rent from a council or housing association? Have you told them about damp or mould? Then your landlord must look into it within 10 working days. That is the law. If they do not, you can take it further. You can go to the Housing Ombudsman. You may also be able to bring a housing disrepair claim.
Awaab's Law does not stop you bringing a claim for compensation too. You can use both routes at the same time.
When should I contact Support for Tenants?
Are you a social tenant? Is your landlord missing the time limits Awaab's Law sets? Then call us on 0800 030 4669.
No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
Sources
- Awaab's Law: guidance for social landlords (GOV.UK)
- Social Housing (Regulation) Act 2023 (legislation.gov.uk)
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
Related articles
- What is Awaab's Law in plain English?
- Complete guide to Awaab's Law
- Does Awaab's Law apply to private tenants?
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.
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