Extension of Awaab’s Law and introduction of Decent Homes Standard

In response to a written parliamentary question from Labour MP Danny Beales, Housing Minister Matthew Pennycook outlined the government’s plans to improve the safety and habitability of rental properties. The government intends to extend Awaab’s Law, which currently applies to social housing, to the private rented sector (PRS) as part of the Renters’ Rights Act 2025. This extension is expected to come into effect during phase three of the Act in 2027.

Awaab’s Law requires landlords to address issues of damp and mould promptly to ensure homes are fit for human habitation. The law was named after Awaab Ishak, a toddler who tragically died due to prolonged exposure to mould in social housing, highlighting the critical need for effective regulation.

Alongside this, the government plans to introduce a Decent Homes Standard for privately rented homes, expected to be implemented between 2035 and 2037. This standard will set clear minimum requirements for rental properties, similar to those already in place for social housing, ensuring homes are safe, warm, and free from hazards such as damp and mould.

Current legal framework and enforcement

Under the existing Homes (Fitness for Human Habitation) Act 2018, tenants can take legal action if their rented property is not fit for human habitation. Courts have the authority to compel landlords to carry out necessary repairs and address health and safety issues. They can also award compensation to tenants affected by poor housing conditions.

Minister Pennycook emphasised the government’s commitment to ensuring rented homes meet these standards, stating: “If rented houses or flats are not fit for human habitation, tenants can take their landlords to court under the Homes (Fitness for Human Habitation) Act 2018.”

For social housing, enforcement is being strengthened through the Social Housing Regulation Act, which includes the implementation of Awaab’s Law. The first phase of this law has already come into force, setting a precedent for the private rented sector’s forthcoming regulations.

Implications for landlords and agents

Landlords and letting agents should prepare for these changes by reviewing their properties to identify and rectify any issues related to damp and mould. Ensuring compliance with the forthcoming Decent Homes Standard will be crucial to avoid legal action and potential compensation claims.

Proactive maintenance and regular inspections can help landlords meet these standards and improve tenant satisfaction, reducing the risk of disputes. Agents should also advise landlords on their responsibilities under the updated legislation and support them in implementing necessary repairs promptly.

These measures reflect a broader governmental focus on tenant rights and housing quality, signalling increased scrutiny and enforcement in the PRS. Staying informed and compliant will be essential for landlords to manage risks effectively.

Looking ahead: Support for landlords through TLA

The Landlord Association (TLA) is launching a new Trusted Partners Hub in Q1 2026. This initiative will feature verified and approved service providers selected to support landlords, tenants, and property management businesses. Legal, trades, insurance, financial, mortgage, tenant screening, and other service providers are invited to register their interest to join the hub.

This resource aims to assist landlords in navigating the evolving regulatory landscape and maintaining high standards in their rental properties.