Awaab’s Law and the Private Rented Sector

Awaab’s Law has already begun transforming standards in social housing, introducing clear expectations around how quickly landlords investigate hazards, communicate with tenants, and carry out repairs. While it currently applies to the social rented sector, it is expected to be introduced into the Private Rented Sector (PRS) through Phase 3 of the Renters’ Rights reforms.

Although the implementation date for private landlords has not yet been confirmed, waiting for the legislation to arrive may leave landlords on the back foot. The best approach is to prepare early.

What is Awaab’s Law?

Awaab’s Law was introduced following the tragic death of two-year-old Awaab Ishak in 2020 after prolonged exposure to damp and mould in his family’s social housing home.

The legislation is designed to ensure landlords respond more quickly when tenants report hazards that could affect health and safety.

Under the guidance currently applying to social landlords, timeframes begin as soon as the landlord becomes aware of a potential hazard. Reports made by tenants, contractors, staff members or third parties may all trigger this responsibility. Landlords are expected to have clear internal procedures to identify, escalate and investigate issues promptly.

How does Awaab’s Law currently work?

The first phase of Awaab’s Law focuses on significant damp and mould hazards and emergency repairs within social housing.

Current guidance requires social landlords to:

• Investigate significant damp and mould hazards within set timeframes
• Act quickly where emergency hazards are identified
• Provide written outcomes following investigations
• Begin repair works and preventative actions where necessary
• Consider temporary accommodation if homes cannot be made safe

Importantly, the legislation goes beyond simply fixing visible mould. It places emphasis on identifying root causes, preventing recurrence and protecting tenant wellbeing.

When will Awaab’s Law apply to private landlords?

The extension of Awaab’s Law into the PRS is expected through Phase 3 of the Renters’ Rights reforms.

This phase is also expected to introduce wider housing quality improvements, including:

• The introduction of a Decent Homes Standard into the PRS
• A review and update of the Housing Health and Safety Rating System (HHSRS)
• Tighter Minimum Energy Efficiency Standards (MEES), with EPC C or equivalent anticipated by 2030 where applicable and unless exempt

At the time of writing, the government has not confirmed the implementation date for Awaab’s Law within the PRS and further consultation is expected before commencement.

However, the direction of travel is clear: landlords will likely face greater expectations around repair response times, hazard reporting procedures, documentation and tenant communication.

Why landlords should not wait

Many landlords may view Phase 3 as something for the future, but preparation now could reduce costs and disruption later.

Damp, mould and ventilation issues rarely appear overnight. Problems often develop gradually through:

• Poor ventilation
• Inadequate heating
• Water ingress
• Leaks and defective pipework
• Insufficient insulation
• Condensation build-up
• Blocked air circulation

Identifying issues early may prevent more extensive repairs and help maintain property standards.

Landlords should consider carrying out proactive reviews now, particularly where properties are older, have previous damp history, limited ventilation, or lower EPC ratings.

Practical steps landlords can take today

Review properties for damp and mould risks

Inspect:

• Bathrooms and kitchens
• Window reveals and external walls
• Roof spaces and loft areas
• Areas behind furniture
• Cold bridging points
• Signs of condensation or staining

Improve reporting procedures

One of the key principles within Awaab’s Law is that obligations begin once the landlord becomes aware of a hazard. Social landlords are advised to have effective escalation systems because reports to staff, contractors or wider teams may trigger responsibility.

Private landlords and agents may wish to establish:

• Clear maintenance reporting routes
• Documented response procedures
• Repair tracking systems
• Communication records

Plan preventative maintenance

Consider:

• Extractor fan upgrades
• Ventilation improvements
• Insulation reviews
• Leak investigations
• Gutter and roof inspections
• Heating performance checks

Keep records

Future compliance is likely to rely heavily on documentation.

Maintain records of:

• Tenant reports
• Inspection dates
• Photographs
• Contractor visits
• Repair actions
• Follow-up works

A shift towards prevention

Awaab’s Law represents more than new repair deadlines.

It reflects a broader shift across the private rented sector towards:

• Earlier intervention
• Better property standards
• Improved communication
• Greater accountability
• Preventative maintenance

For landlords, preparing now is likely to be easier and more cost-effective than responding once the legislation is fully implemented.

Looking ahead

Although Awaab’s Law has not yet been introduced into the Private Rented Sector, Phase 3 of the Renters’ Rights reforms is expected to bring significant change.

Landlords who begin reviewing properties, improving maintenance systems and addressing hazards early will be better placed when the legislation arrives.

 

To help landlords understand common causes of damp and mould, warning signs to look out for, and practical prevention measures, we have created a dedicated guide.

For further advice and practical guidance, view our Mould Prevention Guide here.