Awaab's Law for Private Landlords: What's Law Now

On 9 October 2026 the government opened a consultation on bringing Awaab's Law to private rented homes in England. This is the position on 5 November 2026.

What is Awaab's Law?

Awaab Ishak was two years old when he died in December 2020. He had been exposed to mould in his family's socially rented home.

The law named after him sets clear deadlines for landlords to deal with serious hazards. It does not create brand new repair duties. It makes existing duties happen on time.

Where does it apply today?

The consultation says Awaab's Law will be extended to private tenancies as part of the Renters' Rights Act 2025. The question being asked is how.

What is proposed for private landlords?

Everything in this section is a proposal in the government consultation. It could change before it becomes law.

It would cover the hazards in the housing health and safety rating system, apart from overcrowding.

What about the tenant?

The proposals expect tenants to report hazards, allow access, and decide whether to accept alternative accommodation. Awaab's Law would not apply to a hazard caused wholly or mainly by the tenant breaching their agreement, for example deliberate damage.

How would it be enforced?

The consultation proposes writing the duties into tenancy agreements as implied terms. A tenant could then go to court for breach of contract, or complain to the new Private Rented Sector Landlord Ombudsman, expected in 2028.

Councils keep their existing powers, including penalties of up to £7,000 for the most serious category 1 hazards. They would not enforce the Awaab's Law timescales directly.

When could it start?

The consultation points to 2027 at the earliest. The impact assessment assumes a phased start between 2028 and 2030. Nothing is fixed.

Timeline: Awaab's Law so far

Anyone can reuse this table as a quick reference. Please link back to this page if you do.

What the Decent Homes Standard changes

The Renters' Rights Act 2025 lets government apply a Decent Homes Standard to private rented homes for the first time, with councils able to enforce it. The government has said the new standard will apply to the private and social rented sectors from 2035. It is separate from Awaab's Law. Awaab's Law is about how fast you deal with a hazard. The Decent Homes Standard is about the condition a home must meet.

If you use a letting agent

The consultation says that if you use an agent to manage repairs, you stay ultimately liable, because Awaab's Law would work as an implied term of the tenancy. It adds that you may need new contractual agreements with your agent to be confident the duties are met. The government says 18% of private landlords use an agent for management and 46% for letting.

Agree in writing how hazard reports reach you, who instructs contractors, and who keeps the dated record.

What already applies to you?

Landlords must already act on hazards that are significant and seriously threaten tenants' health and safety. GOV.UK says around one in ten private rented homes has a category 1 hazard, the most serious level.

So damp and mould is not a "wait and see" issue. The consultation adds speed and process, not a new reason to act.

What to do now

You do not need to wait for the law. These steps make any future rules easier to meet:

1. Log every report as a dated event. Note when it arrived, when you replied, when it was inspected and what was done.
2. Photograph the problem at the start and again after the work.
3. Act fast on anything serious. Do not wait for a deadline that does not exist yet.
4. Keep what you told the tenant, in writing.
5. Respond to the consultation if you want to shape the timescales.

In Landlord Junction the hazard log keeps that record: report received, acknowledged, investigated, written summary sent. It also shows the working days since the report. For private rentals no deadline is in force yet, so treat any marker as a guide. Dated records matter in other disputes too, which is why our free Section 8 guide also asks for them.

Checklist: your damp and mould record (copy it)

• Date and time the tenant reported it, and how
• Date you acknowledged it
• Date of inspection and who attended
• What you found, with photos
• Date you sent a written summary
• Work done, by whom and when
• Date the tenant confirmed it was fixed

Have your say

Anyone can respond to the consultation, online or by email, until 11:59pm on 18 December 2026. You do not have to answer every question.

England only. This is general information, not legal advice. Checked against GOV.UK on 5 November 2026.