Awaab's Law & Pest Control: What Landlords Need to Know

If you are a landlord in England, Awaab's Law is something you need to understand — and it has direct implications for how you handle pest control complaints from tenants. Here is what the legislation requires, how pests fit into the picture, and what you need to do to stay compliant.

What Is Awaab's Law?

Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition caused by extensive mould in his family's social housing flat in Rochdale — a situation that commercial dehumidifiers and proper ventilation could have mitigated. His death exposed catastrophic failures in how housing providers responded to reports of hazardous conditions.

The legislation, introduced as part of the Social Housing (Regulation) Act 2023 and extended to the private rented sector through subsequent regulations, sets strict timelines for landlords to respond to reports of hazards in rented properties. The key requirements:

• Acknowledge: Within 14 days of a written complaint about a potential hazard
• Investigate: Within a further 7 days (total 21 days from complaint)
• Begin remedial action: Within a further 7 days of investigation (total 28 days from complaint)
• Emergency hazards: Must be addressed within 24 hours

How Do Pests Fall Under Awaab's Law?

Pests are covered because the legislation references the Housing Health and Safety Rating System (HHSRS). Under the HHSRS, pest infestations are a recognised Category 1 or Category 2 hazard depending on severity:

• Rats and mice: Can be a Category 1 hazard due to disease transmission (leptospirosis, salmonella), fire risk from gnawed wiring, and contamination of food preparation areas
• Cockroaches: Can trigger asthma and allergic reactions, particularly in children. Recognised as a health hazard under HHSRS
• Bed bugs: While not disease vectors, severe infestations affect mental health and wellbeing and can constitute a hazard
• Wasps: An active nest near entrances or in living spaces poses a sting risk, particularly to those with allergies
• Fleas: Can transmit disease and cause significant discomfort, particularly where there are vulnerable occupants

The critical point: if a tenant reports a pest problem in writing, the Awaab's Law timelines begin. You cannot ignore it, delay it, or claim it is the tenant's responsibility without first investigating.

Landlord vs Tenant Responsibilities

This is where things get nuanced. The general principles:

• Landlord responsibility: Pest problems caused by structural defects (gaps in brickwork, damaged drains, holes around pipes), poor maintenance (failed proofing, damaged fascia boards), or conditions present before the tenancy began
• Tenant responsibility: Pest problems clearly caused by the tenant's lifestyle (excessive clutter, food waste, hoarding, refusal to cooperate with treatment). Even then, the landlord usually has a duty to ensure treatment happens
• Shared responsibility: Most pest problems fall somewhere in between. A mouse problem might be caused by structural gaps (landlord's fault) combined with food left out (tenant's fault). In practice, the landlord usually needs to fund and organise the treatment, then address the underlying cause

Our comprehensive landlord pest control guide covers responsibilities, legal obligations, and best practices in detail.

What Happens If You Do Not Comply?

The penalties for non-compliance are significant:

• Local authority enforcement notices requiring remedial action
• Rent Repayment Orders — tenants can reclaim up to 12 months' rent
• Improvement notices and prohibition orders on the property
• Prosecution in serious cases, with unlimited fines
• Banning orders for the worst offenders, preventing them from letting property

Beyond legal penalties, a pest complaint that is mishandled can result in negative reviews, difficulty finding tenants, and potential claims for compensation.

What Landlords Should Do

1. Take every complaint seriously: Acknowledge in writing within 14 days. Even if you think the tenant is overreacting, document your response.
2. Investigate quickly: Send a pest controller to survey the property. This satisfies the investigation requirement and gives you professional evidence of what is happening.
3. Treat promptly: If pests are found, authorise treatment immediately. Do not wait for multiple quotes or try to argue about whose fault it is — deal with the active problem first.
4. Address the cause: Treatment alone is not enough. If mice are entering through gaps around pipes, seal the gaps. If rats are coming from a broken drain, repair the drain. If the tenant's behaviour is contributing, provide written guidance.
5. Keep records: Document everything — the complaint, your response, the survey report, the treatment, and the follow-up. If a dispute reaches the tribunal, your paper trail is your defence.
6. Consider a pest control contract: For properties in pest-prone areas or HMOs, a quarterly pest control contract with tamper-resistant bait stations provides proactive monitoring and demonstrates due diligence.

For guidance on choosing between DIY and professional treatment, see our professional vs DIY pest control comparison. For properties with student tenants, our student house pest guide covers the specific challenges of HMO pest management.

The Bottom Line

Awaab's Law means that ignoring pest complaints is no longer just poor practice — it is a legal risk. The timelines are tight, the penalties are real, and the best approach is always proactive: maintain your property, respond to complaints promptly, and treat problems before they escalate.

Need a pest controller for your rental property? Find verified providers on PestPro Index, or browse our commercial directory if you manage a portfolio.