Extension of Awaab’s Law signals new standards for private landlords

Extension of Awaab’s Law signals new standards for private landlords

Phase 2 of Awaab’s Law starts next month, expanding legal deadlines for hazard repairs in social housing. Private landlords are not yet legally bound but should prepare for similar duties under the Renters’ Rights Act roadmap.

Phase 2 of Awaab’s Law will come into effect on 30 November 2026, applying to social housing landlords. It extends the scope of required repairs and investigations beyond damp and mould to include hazards such as excess cold, falls, structural collapse, fire, and electrical risks under the Housing Health and Safety Rating System (HHSRS). Although private landlords are not currently subject to these deadlines, the government’s Renters’ Rights Act implementation roadmap indicates that equivalent obligations will be introduced for the private rented sector in a later phase.

Private landlords should not dismiss Phase 2 as irrelevant to them. The standards set by Awaab’s Law are increasingly becoming the benchmark for what constitutes reasonable property management across all tenures. Local authorities, tribunals, and courts already use similar criteria when assessing housing disrepair claims and enforcement actions. This means landlords without clear, prompt, and documented responses to hazards risk legal challenges even before the law formally applies to them.

Details of Phase 2 and its wider implications

Phase 2 introduces strict deadlines for social landlords to investigate and repair a broader range of hazards. This includes seven additional HHSRS categories, covering significant risks such as fire safety, electrical hazards, structural integrity, and excess cold. The law requires landlords to act swiftly and proportionately, with clear documentation of each step taken.

For private landlords, the Renters’ Rights Act roadmap signals that similar duties and a modernised Decent Homes Standard will eventually apply. Tenant expectations are also evolving as awareness of these deadlines grows in the social sector. Private tenants increasingly expect their landlords to address hazards promptly and effectively, raising the standard of care expected.

Winter months highlight the gap between policy and practice. Damp, mould, and cold-related hazards become more apparent, but their root causes exist year-round. The English Housing Survey 2024-25 found that privately rented homes have the highest rates of damp and Category 1 hazards, with tenants who economise on heating being particularly vulnerable. Seasonal spikes in complaints often overwhelm informal landlord processes, increasing the risk of delayed or inadequate responses.

Why documentation and proactive management matter

Legal disputes often hinge on the quality of a landlord’s records rather than malicious intent. Many landlords lose cases because they cannot prove they acted promptly or at all. Proper property management involves more than reacting to tenant reports; it requires consistent processes for identifying, investigating, and resolving hazards, with thorough documentation at every stage.

Common weaknesses include inconsistent procedures across a portfolio, especially when management is split among agents, in-house teams, and contractors. This fragmentation can make it difficult to present a coherent response timeline. In tribunals or court hearings, landlords must demonstrate what was known, when it was known, and what actions were taken to comply with their duties.

Phase 2 marks a cultural shift from reactive to proactive management. Landlords who establish robust systems now will find it easier to comply when the private rented sector extension arrives. This includes setting clear expectations for agents and contractors regarding record-keeping and repair standards, as well as implementing triage processes to prioritise genuine hazards during busy periods.

Practical steps for landlords ahead of new regulations

Landlords should adopt a consistent framework for hazard management, including prompt investigation, proportionate response, and detailed record-keeping. Preparing properties for winter by checking ventilation and heating systems can reduce the risk of damp and mould. A clear triage process is essential to manage the seasonal increase in maintenance requests and to ensure that serious hazards are not overlooked.

Building these processes now will reduce the compliance burden when the Renters’ Rights Act brings equivalent duties to the private rented sector. Landlords who can demonstrate timely and documented action will be better protected against legal claims and enforcement actions.

What remains uncertain and what to watch

The exact timetable for extending Awaab’s Law-style duties to private landlords remains under consultation. The government’s roadmap signals intent but does not yet provide firm dates or detailed requirements. Landlords should monitor developments closely and review official guidance regularly to stay informed of changes.

Uncertainties also remain about the specifics of the modernised Decent Homes Standard and how it will integrate with existing safety and repair obligations. The interaction between new legal deadlines and current enforcement mechanisms will be a key area to watch as the legislation progresses.

What landlords should consider now

Private landlords should not wait for legislation to change before improving their property management practices. Establishing clear, documented procedures for hazard identification and repair is essential. Landlords should review their portfolios to identify properties at risk of damp, mould, excess cold, or other hazards and ensure that agents and contractors understand the importance of thorough record-keeping.

Preparing for winter maintenance and implementing a triage system for repair requests can help manage seasonal spikes and reduce the risk of missing critical deadlines. Landlords should also familiarise themselves with the HHSRS hazard categories and the expectations set by Awaab’s Law to anticipate future legal standards.

Supporting landlords with compliance and management

The Landlord Association (TLA) offers membership resources designed to assist landlords and letting agents in adapting to evolving regulatory requirements such as those introduced by Awaab’s Law and the Renters’ Rights Act. Through TLA membership, landlords can access practical compliance guides, document templates, and advice on maintaining thorough records of repairs, inspections, and tenant communications.

TLA is developing ORBIT, a new property management and compliance platform currently in BETA testing. ORBIT aims to help landlords organise their portfolios, manage rental documents, and keep evidence of compliance activities in one place. Features relevant to Awaab’s Law compliance include recording repair requests, tracking hazard investigations, and storing communications with tenants and contractors. This tool can support landlords in moving from reactive to proactive management ahead of new legal duties.

Exploring TLA membership and ORBIT BETA access can provide landlords with practical support to meet the rising standards of property management and reduce risks associated with housing disrepair claims.

Looking ahead, landlords should prepare for the inevitable extension of Awaab’s Law-style duties to the private rented sector. Early adoption of consistent, documented processes will ease the transition and help protect landlords from legal and financial risks as tenant safety standards evolve.

Sources: Landlord Today