Government consultation launched to extend Awaab’s Law to private rentals

Government consultation launched to extend Awaab’s Law to private rentals

The government has opened a consultation on extending Awaab’s Law, which sets strict repair deadlines for serious hazards, from social housing to the private rented sector in England. The consultation closes on 18 December 2026.

Awaab’s Law, introduced in the social housing sector in October 2025, requires landlords to address serious health and safety hazards such as damp and mould within legally prescribed timeframes. Now, the government is consulting on how to implement similar protections for private landlords and other accommodation providers. This move follows recognition that around one in 10 private rented homes have category 1 hazards, the most serious level requiring urgent action.

Housing Minister Matthew Pennycook emphasised that all renters, regardless of tenure, should live in safe, decent homes with timely responses to complaints. The consultation will explore the practicalities of applying Awaab’s Law to private rentals, including appropriate timescales for compliance and enforcement mechanisms.

Details of Awaab’s Law and current social housing application

Awaab’s Law is named after Awaab Ishak, a child who tragically died due to prolonged exposure to dangerous mould in social housing. The law was enacted through the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, which impose binding statutory deadlines on social landlords to investigate and remedy hazards. Failure to meet these deadlines allows tenants to take legal action for breach of tenancy terms.

The regulations specifically target damp, mould, and other emergency hazards, requiring swift landlord action. This framework has been credited with driving up standards in social housing by holding landlords to clear, enforceable repair deadlines.

Extending these requirements to private landlords means they will face similar legal obligations to investigate and fix serious hazards within set periods, reinforcing existing duties under the Renters’ Rights Act, which introduced fines up to £7,000 for category 1 hazards.

Sector responses and practical implications for landlords and agents

Industry voices have welcomed the principle of extending Awaab’s Law to private rentals but stress the need for practical, workable rules. Timothy Douglas of Propertymark highlighted the importance of early hazard identification, clear reporting channels, and timely access to qualified contractors. He warned against superficial fixes and urged landlords and agents to address root causes of issues like damp and mould to ensure lasting solutions.

Ben Beadle, chief executive of the National Residential Landlords Association, acknowledged the tragedy behind the law and supported its extension with appropriate sector-specific adjustments. He cautioned that enforcement must be consistent and robust across all tenures to prevent bad actors from ignoring standards. Beadle also noted that additional regulation alone will not solve compliance issues without effective enforcement and action against rogue landlords.

For private landlords and letting agents, this consultation signals upcoming changes to repair obligations and enforcement. They should anticipate tighter deadlines for addressing serious hazards and potentially increased scrutiny of property conditions. Compliance with existing safety and repair standards remains vital, but landlords may need to review procedures to ensure they can meet any new statutory timescales.

Challenges and uncertainties ahead for implementation

The consultation’s outcome will determine how Awaab’s Law applies practically to the private rented sector, but several uncertainties remain. The exact deadlines for repairs, the scope of hazards covered, and enforcement mechanisms are yet to be defined. The government must balance protecting tenants’ health with the operational realities landlords face, such as contractor availability and diagnosing complex issues.

Further questions include how the law will interact with existing regulations like the Homes (Fitness for Human Habitation) Act and the Housing Health and Safety Rating System, and whether additional support or guidance will be provided to landlords and agents. The consultation also invites views on extending protections to other accommodation types beyond private and social housing.

Landlords should monitor the consultation closely and prepare for potential changes by reviewing their current repair policies, record-keeping, and communication processes with tenants. Early engagement with professional advice and compliance resources will help landlords adapt to forthcoming obligations.

What landlords should consider now

Private landlords and letting agents should take this opportunity to assess their current approach to managing serious hazards such as damp and mould. Ensuring prompt reporting and repair processes are in place will be critical. Maintaining detailed records of inspections, tenant complaints, and repair actions can provide evidence of compliance and responsiveness.

Landlords should also verify that they have access to competent contractors who can respond quickly to urgent repairs. Reviewing tenancy agreements and repair clauses may be advisable to align with anticipated legal requirements. Staying informed about the consultation’s progress and official guidance will be essential to prepare for any new statutory deadlines and enforcement regimes.

Supporting landlords with compliance through TLA membership

TLA membership offers landlords and letting agents access to up-to-date compliance resources and practical guidance on managing repair obligations and tenant safety. Members can use TLA’s BETA testing platform, ORBIT, to organise property records, track repair requests, and maintain documentation of safety inspections and communications. This can help landlords demonstrate compliance with evolving legal requirements such as those proposed under Awaab’s Law.

ORBIT’s developing features include tools for recording key actions and accessing TLA’s compliance support materials, which can be particularly useful as landlords prepare for stricter repair deadlines. Exploring TLA membership and ORBIT BETA access can provide landlords with practical support to meet new challenges and maintain safe, compliant rental homes.

As the consultation progresses, TLA will continue to update members on regulatory developments and offer resources to help landlords adapt their practices effectively.

The government’s consultation on extending Awaab’s Law to private rentals represents a significant step in raising housing standards and protecting tenant health. Landlords should engage with the process and prepare for increased responsibilities to ensure their properties meet the expected safety standards.

Sources: Landlord Today