Table of contents
Key points
- Awaab’s Law does not yet apply to private landlords. It currently applies to social landlords in England.
- The government opened a consultation on extending it to private rented homes on 9 October 2026. It closes on 18 December 2026.
- The proposals would require private landlords to investigate and fix serious hazards, such as damp and mould, within fixed deadlines, and to deal with emergency hazards within 24 hours.
- No start date has been set for private landlords. It will follow the consultation and regulations made under the Renters’ Rights Act.
What is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old who died in 2020 after long exposure to mould in his family’s rented home in Rochdale. The law sets strict deadlines for landlords to investigate and fix dangerous hazards in tenants’ homes.
It came into force for social housing in England on 27 October 2025, starting with damp and mould and emergency hazards. More hazards are being added in phases.
Does Awaab’s Law apply to private landlords?
Not yet. The Renters’ Rights Act 2025 gives the government the power to extend Awaab’s Law to private rented homes, but regulations are needed first. On 9 October 2026, the government published a consultation on extending Awaab’s Law to private rented tenancies, which runs until 18 December 2026. No start date has been set.
What’s being proposed for private landlords?
The consultation uses the social housing rules as its starting point, and asks whether they should be changed for private renting:
| Requirement | Social housing rule now | Options for private landlords |
|---|---|---|
| Investigate a significant hazard | 10 working days | 5, 10 or 15 working days |
| Written summary to the tenant | 3 working days | 3 working days as the benchmark |
| Make a significant hazard safe | 5 working days | 3, 5 or 10 working days |
| Emergency hazards | Investigate and make safe within 24 hours | Within 24 hours (same as social housing) |
Other key proposals:
- Hazards covered: all hazards under the Housing Health and Safety Rating System (HHSRS) except overcrowding, including damp and mould, fire, electrical and carbon monoxide hazards.
- Tenant-caused hazards: landlords wouldn’t be responsible for hazards caused by a tenant breaching their tenancy.
- Enforcement: the rules would become an implied term of every private tenancy. Tenants could take landlords to court, and courts could order repairs, compensation and legal costs. Tenants could also complain to the new Private Rented Sector Landlord Ombudsman.
Get ahead of hazard checks
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Awaab’s Law timeline for social housing
| Phase | Date | Hazards covered |
|---|---|---|
| Phase 1 | 27 October 2025 | Significant damp and mould, and emergency hazards |
| Phase 2 | 30 November 2026 (subject to Parliamentary approval) | Adds excess cold and heat, falls, structural collapse, fire and explosion, electrical hazards and domestic hygiene |
| Phase 3 | 2027 | All remaining HHSRS hazards except overcrowding |
How private landlords can prepare now
Even before Awaab’s Law applies, landlords already have duties to keep rented homes free from serious hazards under the HHSRS and the Renters’ Rights Act. Good preparation now will make the new rules easy to meet:
- Respond quickly to repair reports, especially damp, mould, leaks, heating failures and electrical faults.
- Keep written records of when issues were reported, inspected and fixed.
- Keep safety certificates up to date: an annual gas safety certificate, an electrical safety certificate (EICR) and working smoke and carbon monoxide alarms.
- Tackle damp and condensation at the source, with good ventilation, extractor fans and heating that tenants can afford to run. See our guide to EPC rules for landlords.
- Arrange a fire risk assessment for HMOs and the shared areas of blocks. See fire risk assessment costs.
- Have trusted contractors ready so you can meet tight deadlines, including 24-hour emergency response.
Frequently asked questions
Does Awaab’s Law apply to private landlords?
Not yet. It applies to social landlords in England. The government is consulting on extending it to private rented homes until 18 December 2026, and no start date has been set.
When will Awaab’s Law apply to private landlords?
No date has been confirmed. It depends on the outcome of the consultation and regulations under the Renters’ Rights Act.
What hazards does Awaab’s Law cover?
For social housing it started with damp and mould and emergency hazards, and is expanding to most HHSRS hazards. The proposal for private landlords is to cover all HHSRS hazards except overcrowding.
How quickly would private landlords have to fix hazards?
The consultation proposes options of 3, 5 or 10 working days to make a significant hazard safe after investigation, and 24 hours for emergency hazards.
What happens if a landlord doesn’t comply?
Under the proposals, tenants could take the landlord to court for breach of their tenancy and could also complain to the Private Rented Sector Landlord Ombudsman.
Keep your rental safe and compliant
Gas safety certificates, EICRs, fire risk assessments and alarm checks for landlords across London, with digital certificates after every visit.
Sources: GOV.UK – Extending Awaab’s Law to private rented tenancies and to licences (consultation); Lansdown Associates – Awaab’s Law timeline.
