Government consultation leaves key details of Awaab’s Law unresolved
The government has launched a consultation on extending Awaab’s Law to the private rental sector but many important aspects remain undecided, including scope and response times for repairs. The consultation closes in mid-December 2026.
The government’s consultation on applying Awaab’s Law to the private rented sector and certain licensed accommodations reveals that significant details of how the law will operate are yet to be finalised. This follows the law’s initial application to social housing, aiming to set strict timeframes for landlords to address hazards such as damp and mould. The consultation, published in October 2026, poses 64 questions to stakeholders and closes in mid-December. It seeks views on whether the law should also cover supported housing, temporary accommodation for homeless households, and care leaver accommodation, which are often licensed rather than tenanted arrangements.
As the consultation is ongoing, landlords and letting agents must prepare for forthcoming regulatory changes while recognising the current uncertainty over precise requirements and enforcement mechanisms. The government has stated that after analysing responses, it will publish its next steps in due course.
Consultation details and scope of Awaab’s Law
Awaab’s Law was introduced following the tragic death of Awaab Ishak, a child who died due to prolonged exposure to mould in social housing. The law aims to impose mandatory maximum response times for landlords to fix hazards related to damp and mould, improving tenant safety and health.
The government’s consultation document asks whether the law’s requirements should apply only to private rented tenancies or also extend to accommodation occupied under licences, which are less formal and often short-term. This includes supported housing, temporary homeless accommodation, and housing for care leavers. Such an extension would broaden the law’s impact beyond traditional tenancy agreements.
Other unresolved issues highlighted in the consultation include the exact response times landlords must meet, the definition of hazards covered, enforcement powers, and penalties for non-compliance. The government is seeking detailed input on these points from landlords, agents, tenants, and other stakeholders.
Context and implications for landlords and agents
The private rented sector has faced increasing regulation on property standards and landlord responsibilities in recent years, with Awaab’s Law representing a further step focused specifically on health hazards caused by damp and mould. Unlike social housing, the private sector is diverse, with many small landlords managing properties without large management teams, raising practical questions about compliance.
For landlords and letting agents, the consultation signals that new mandatory repair deadlines could be introduced, requiring faster responses to reports of damp and mould. This may necessitate changes to property inspection routines, maintenance contracts, and tenant communication processes to ensure compliance. The potential extension to licensed accommodation also means some landlords operating short-term or supported housing may face new obligations.
Given the consultation’s open questions, landlords should monitor developments closely and prepare to adapt their property management practices. They should also review current property conditions and repair histories related to damp and mould, as these issues will be under increased scrutiny.
Practical considerations and preparation
Landlords and agents should begin by auditing their portfolios to identify any properties with known or potential damp and mould issues. Establishing clear reporting and repair workflows will be essential to meet any future statutory deadlines. This includes training staff and contractors to prioritise such repairs and documenting all actions taken.
Communication with tenants will also be critical. Providing clear guidance on how to report damp and mould problems and responding promptly can help mitigate risks. Landlords may need to review insurance policies and budgets to accommodate potentially quicker repair timelines and associated costs.
Since the consultation also covers licensed accommodations, landlords in this sector should assess whether their properties fall within the scope and consider the implications for management and compliance.
Outstanding uncertainties and what to watch
The government has yet to decide on several fundamental aspects of Awaab’s Law’s application in the private sector. These include the precise maximum response times for repairs, the range of hazards covered beyond damp and mould, and the enforcement regime. It is unclear how penalties will be structured or how local authorities will oversee compliance.
The consultation’s outcome will shape the final legislation and guidance, so landlords and agents should watch for the government’s response publication, expected sometime after December 2026. Until then, official guidance remains limited, and landlords must avoid assumptions about the law’s final form.
Additionally, the potential inclusion of licensed accommodations introduces complexity, as these arrangements differ legally and operationally from tenancies. How the law will address these differences remains to be clarified.
What landlords should consider now
- Review current property conditions for damp and mould and document any issues and repairs.
- Establish or update procedures for rapid response to tenant reports of health hazards.
- Monitor the government consultation and prepare to engage with any further calls for evidence or guidance.
- Assess whether any properties managed under licences might be affected and plan accordingly.
- Ensure communication channels with tenants are clear and effective for reporting repair needs.
- Consider budgeting for potentially faster repair times and increased maintenance costs.
Supporting landlords with Awaab’s Law compliance
The Landlord Association (TLA) offers resources and support to help landlords prepare for the evolving regulatory environment around property standards and tenant safety. Through TLA membership, landlords and letting agents can access up-to-date compliance information and practical guidance tailored to new laws like Awaab’s Law.
TLA’s new property management and compliance platform, ORBIT, currently in BETA testing, is designed to assist landlords in organising property records, managing repair documentation, and recording key actions related to health and safety obligations. While ORBIT’s features specific to Awaab’s Law are under development, early access allows members to begin structuring their compliance workflows and maintain evidence of repair activities.
Membership also provides access to compliance updates and expert insights as the government finalises Awaab’s Law details, helping landlords stay informed and prepared for forthcoming changes.
Explore TLA membership and learn more about ORBIT BETA access to support your property management and compliance efforts.
The government’s consultation on Awaab’s Law marks a significant step towards tighter regulation of health hazards in the private rented sector, but many details remain to be settled. Landlords and agents should use this period to review their current practices and prepare for the new obligations that will follow.
Sources: Letting Agent Today
TLA - The Landlord Association