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6 Spots Every Condition Report Needs to Cover (the Awaab’s Law Checklist)

As we continue into 2026, the legislative environment for landlords in the UK has changed from best practice to strict liability. At the forefront of this legislative shift is Awaab’s Law, which requires landlords to investigate and remediate damp and mould risks within strict time limits.

In this new environment, "Property looks fine" on your condition report will no longer suffice as a defence. To protect your investment and stay within the law, your property paperwork must be far more detailed.

Here are 6 key areas that must be addressed on your condition report to keep you on the right side of the law.

1. Sealant and Grout in High-Moisture Areas

It’s not just the tiles you should be examining; it’s the edges. Where the sealant is cracked, or the grout is crumbling, water is getting behind the walls, creating a breeding ground for mould that’s hidden from view.

It’s crucial to record that these are intact and watertight at the beginning of a tenancy.

2. Behind Integrated Appliances

Mould prefers warm, dark areas found behind fridges and washing machines.

When carrying out your inspection, try to move these appliances if possible. Taking a photograph of a dry, clean wall behind a washing machine is an excellent form of evidence if the tenant later contests that the property has structural damp problems.

3. Ventilation Grills and Extractor Fans

A spinning fan does not necessarily mean a functional fan. Look for dust accumulation or obstructions in the vents. Use your Condition Report to state that the extractor fans are fully operational and free from debris.

This will show that you have supplied enough ventilation.

4. Window Reveals and Sills

Condensation can be a lifestyle problem, but without a free Condition Report that indicates the windows were stain-free and the seals were tight at the time of occupation, it becomes your problem.

Look for tide marks or peeling paint around the frames.

5. Inside Fitted Wardrobes and Cupboards

Awaab’s Law emphasises liveability. Poorly ventilated wardrobes against the external walls are hotspots for black spot mould. Ensure your report highlights the internal condition of these storage areas.

6. Attic Hatches and Ceilings

Always look up. Staining on a ceiling or around an attic hatch could be a sign of a roof leak or poor loft insulation, both of which cause the damp problems that Awaab’s Law seeks to eradicate.

How Reports2Go Helps You Stay Compliant

The level of detail required in the 2026 standards is just not capable of being dealt with on paper forms. With a Condition Report using the Reports2Go app, you can take advantage of our Audio Mode feature and speak the specific details of these checks without using your hands. You can describe the exact condition of a ventilation grill while viewing it, so nothing is overlooked.

With the Reports2Go portal, all your photos and notes are time-stamped and safely stored, providing you with an Ombudsman-ready audit trail. So, download our app today and start your first report for free.

Dan, 27 February 2026