Government plans to extend Awaab’s Law to private rental sector

Government plans to extend Awaab’s Law to private rental sector

The government has launched a consultation on extending Awaab’s Law, originally applied to social housing, to private rented homes, aiming to enforce strict repair deadlines for serious health hazards like damp and mould.

Awaab’s Law, introduced in social housing in October 2025, sets statutory deadlines for landlords to investigate and remedy serious hazards, particularly damp and mould, to protect tenants’ health. Now, the government is consulting on how to implement similar protections for the private rented sector, which houses around 11 million tenants in England.

The consultation, open until 18 December 2026, will consider the practicalities of applying these rules to private landlords, including the timescales for compliance and which types of accommodation should be covered. This move follows recognition that approximately one in ten private rented homes contain category 1 hazards, the most serious level requiring urgent landlord action under existing law.

Details of Awaab’s Law and the government consultation

Awaab’s Law is named after Awaab Ishak, a young social housing tenant who tragically died due to prolonged exposure to dangerous mould. The law, formalised under the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, mandates social landlords to respond swiftly to complaints about serious hazards, with legally binding deadlines for investigation and remediation.

Under the current regime, social tenants can take legal action if landlords fail to meet these deadlines. The government’s announcement signals its intent to extend these protections to the private rented sector, where enforcement has historically been more challenging.

Housing Minister Matthew Pennycook emphasised that all renters, regardless of tenure, have the right to safe and decent homes with timely complaint responses. The consultation aims to tailor the law’s application to the private sector’s specific circumstances, recognising differences from social housing.

Sector responses highlight enforcement and practical challenges

Industry voices have broadly welcomed the extension of Awaab’s Law but stress the importance of effective enforcement and practical implementation. Timothy Douglas, head of policy at Propertymark, highlighted the need for early hazard identification, clear reporting channels, and access to competent contractors. He also warned against superficial fixes, urging landlords to address underlying causes of damp and mould.

Ben Beadle, chief executive of the National Residential Landlords Association, acknowledged the tragedy behind the law and the necessity of ensuring no landlord can neglect safety standards. He stressed that the law must be designed to suit the private rented sector’s realities and called for robust enforcement to hold bad actors accountable. Beadle also noted that regulation alone is insufficient without effective action against rogue landlords.

Context and implications for private landlords and agents

The private rented sector has long faced scrutiny over property conditions and landlord responsiveness. Existing legislation, including the Housing Health and Safety Rating System (HHSRS) and the Renters’ Rights Act, already requires landlords to address category 1 hazards and allows for fines up to £7,000. However, enforcement has often been inconsistent, and tenants have had limited recourse to compel timely repairs.

Extending Awaab’s Law aims to introduce clear, enforceable deadlines for private landlords, potentially reducing delays in addressing serious health risks. This aligns with broader government efforts to improve rental property standards and tenant protections. For landlords and letting agents, this signals a shift towards stricter compliance expectations and potentially greater legal accountability.

Practically, landlords will need to review their processes for handling repair requests, particularly those involving damp, mould, and other serious hazards. Letting agents may face increased responsibilities to ensure landlords meet statutory deadlines and maintain documentation evidencing timely action.

What landlords and agents should consider now

While the consultation’s outcome and detailed regulations remain pending, landlords and agents should begin assessing their current repair response frameworks. Ensuring prompt identification and resolution of serious hazards will be critical. This includes training staff on recognising health and safety risks, establishing clear communication channels with tenants, and securing reliable contractors able to meet tighter deadlines.

Landlords should also check their properties for existing category 1 hazards and prioritise remediation to avoid enforcement action. Keeping thorough records of inspections, complaints, and repairs will be essential to demonstrate compliance once the law extends to the private sector.

Engaging with the consultation may be worthwhile for landlords and agents to influence practical aspects of implementation. Meanwhile, staying informed on government guidance and preparing for regulatory changes will help mitigate risks and protect tenant wellbeing.

Keeping your rental properties compliant with new hazard deadlines

Membership of The Landlord Association (TLA) offers practical support for landlords and agents preparing for the extension of Awaab’s Law. TLA’s compliance resources provide guidance on health and safety obligations, including managing damp and mould risks and responding to tenant complaints effectively.

TLA’s new property management and compliance platform, ORBIT, currently in BETA testing, can assist members in organising property records, managing repair documentation, and recording key actions related to hazard remediation. Access to these tools helps landlords maintain evidence of compliance and monitor ongoing obligations as new legal deadlines come into force.

Exploring TLA membership and ORBIT BETA access enables landlords and agents to stay updated on regulatory developments and access tailored support for meeting evolving health and safety standards in the private rented sector.

The extension of Awaab’s Law marks a significant step in raising standards across all rental housing. Landlords and agents who proactively adapt to these changes will be better positioned to protect tenants and reduce the risk of enforcement action.

Sources: Letting Agent Today