Activists urge swift extension of Awaab’s Law to private rentals
Campaigners have called on the government to apply Awaab’s Law to the private rented sector without delay, aiming to improve housing conditions and tenant safety across all rental homes in England.
The government is currently consulting on extending Awaab’s Law, which has been in force in social housing for a year, to cover private landlords. The consultation closes on 18 December 2026. Activist groups and charities have voiced strong support for this move, emphasising the need for faster action to protect tenants from hazards such as damp and mould.
Holly Williamson, chief executive of Generation Rent, highlighted the widespread issue of substandard housing in the private sector and the lengthy wait tenants often face for repairs. She welcomed the government’s progress but urged for immediate implementation to ensure all renters have access to safe, healthy homes.
Details of the consultation and support from housing groups
Awaab’s Law, named after Awaab Ishak whose tragic death was linked to poor housing conditions, currently mandates social landlords to address hazards like damp and mould within strict timeframes. The government’s consultation seeks views on applying similar obligations to private landlords, aiming to raise housing standards and reduce health risks.
Clara Collingwood, director of the Renters’ Reform Coalition, stressed that no one should live in homes detrimental to their health regardless of tenure. She encouraged urgent public engagement with the consultation, highlighting the moral imperative to protect vulnerable tenants.
Homelessness charity Crisis also backed the consultation. Director Francesca Albanese pointed out that millions rent privately in England and that hazards like damp and mould must be tackled swiftly. She noted that many people in temporary accommodation, such as hostels and B&Bs, face similar issues and welcomed efforts to improve standards across all housing types.
Independent Age’s director of policy, Morgan Vine, added that older renters often endure poor conditions but fear raising concerns with landlords. She said the consultation offers a chance to amplify tenant voices and create a rented sector that better serves all age groups, including older tenants.
Anela Anwar, chief executive of Become, which supports care leavers, highlighted the challenges young people face in accessing safe accommodation. She welcomed the government’s exploration of options to improve housing quality for care leavers, emphasising the importance of stable homes in supporting their transition to adulthood.
Context of Awaab’s Law and its potential impact on private landlords
Awaab’s Law was introduced in social housing following the death of Awaab Ishak, who died due to prolonged exposure to toxic mould. The law requires social landlords to investigate and resolve hazards such as damp and mould within a set timeframe, typically within 14 days. This represents a significant tightening of repair obligations and enforcement powers in social housing.
Extending these requirements to the private rented sector would mark a major change. Private landlords would face clearer, legally binding deadlines to address hazards, with potential penalties for non-compliance. This aligns with wider rental reform efforts to improve property standards and tenant protections.
Currently, private landlords must comply with the Homes (Fitness for Human Habitation) Act and the Housing Health and Safety Rating System (HHSRS), but enforcement can be inconsistent and slow. Awaab’s Law could introduce more prescriptive and enforceable standards, reducing delays in addressing serious health risks.
Practical implications for landlords and letting agents
Private landlords should prepare for potentially stricter repair obligations and faster response times to tenant complaints about hazards like damp and mould. Letting agents may see increased responsibilities in managing compliance and communication between landlords and tenants.
Landlords will need to review their property maintenance procedures, ensuring prompt inspections and repairs to avoid breaches. This may require closer monitoring of properties, quicker contractor engagement, and better record-keeping of repair actions and tenant communications.
Letting agents should advise landlords on the implications of Awaab’s Law and help implement systems to meet new standards. They may also need to update tenancy agreements and tenant information to reflect enhanced rights and obligations.
Outstanding questions and what landlords should watch for
The consultation’s outcome will determine the precise scope, timelines, and enforcement mechanisms for applying Awaab’s Law to private rentals. It remains unclear how these requirements will interact with existing regulations and whether there will be phased implementation or exemptions.
Landlords should monitor official government guidance closely and consider how to integrate any new obligations into their compliance frameworks. The financial and operational impacts could be significant, especially for smaller landlords or those with older properties prone to damp.
There is also uncertainty about how local authorities will enforce the law in the private sector and what penalties will apply for non-compliance. Landlords should be aware that tenant complaints may increase as awareness of rights grows.
What landlords should consider now
- Review current property conditions, focusing on risks of damp, mould, and other hazards.
- Ensure maintenance and repair processes can meet tighter deadlines for responding to tenant reports.
- Keep detailed records of inspections, repairs, and tenant communications to demonstrate compliance.
- Stay informed about the consultation and upcoming legislation changes through official channels.
- Engage with letting agents to update tenancy agreements and management practices in line with new standards.
Supporting landlords through upcoming regulatory changes
The Landlord Association (TLA) offers resources and guidance to help landlords and letting agents prepare for changes like the extension of Awaab’s Law. TLA membership provides access to compliance materials, practical advice, and updates on regulatory developments relevant to property standards and tenant safety.
TLA is also developing ORBIT, a property management and compliance platform currently in BETA testing. ORBIT aims to assist landlords and agents in organising property records, managing repair documentation, and recording key compliance actions, which will be crucial under stricter housing regulations.
Members can explore how ORBIT’s features, such as document storage and compliance tracking, can support meeting new obligations promptly and efficiently. Access to TLA’s compliance resources helps landlords stay ahead of regulatory changes and maintain good tenant relations.
Explore TLA membership and learn more about ORBIT BETA access to prepare your portfolio for the evolving rental sector requirements.
The government’s consultation on extending Awaab’s Law to private rentals is a significant step towards improving housing quality for millions of tenants. Landlords and agents should anticipate tighter standards and plan accordingly to ensure compliance and tenant safety.
Sources: Landlord Today
TLA - The Landlord Association