Awaab’s Law for Private Landlords: When It Applies and What Changes in 2026
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Janina Lamb
Table of Contents
Summary:
- Awaab’s Law was created to force social landlords to address serious hazards in their properties within strict timeframes. The first phase came into force for social housing in October 2025.
- The Renters’ Rights Act 2025 contains the legal framework to extend Awaab’s Law to the private rented sector. Secondary legislation is required before the duty applies to private landlords, and the timetable has not yet been confirmed.
- Once in force, private landlords will need to investigate and remedy serious hazards such as damp and mould, structural risks, electrical faults and burst pipes within tightly defined timeframes.
- Awaab’s Law sits alongside the Decent Homes Standard, which will apply to the private rented sector by 2035, and existing duties under the Homes (Fitness for Human Habitation) Act 2018.
Awaab’s Law sets legal deadlines for landlords to investigate and fix dangerous conditions in rented homes. It has applied to social housing since October 2025, and from 30 November 2026 it will cover far more hazards than damp and mould.
If you rent privately, or you are a private landlord, the position is different. The law has been passed for private renting, but it is not yet in force and no start date has been set.
This guide explains what phase 2 changes for council and housing association tenants, the deadlines landlords must meet, and where private renters and landlords stand now.
What is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from prolonged exposure to mould in his family’s social housing flat in Rochdale. His family had reported the mould repeatedly, but it was not dealt with.
The law was introduced by the Social Housing (Regulation) Act 2023. The detail is in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, which came into force on 27 October 2025.
The idea is simple. When a landlord knows about a serious hazard, it must investigate and make the home safe within fixed time limits, instead of letting the problem drift.
What changes on 30 November 2026?
Phase 1 covered two things: all emergency hazards, and damp and mould that poses a significant risk of harm.
From 30 November 2026, amending regulations extend Awaab’s Law to these hazards where they pose a significant risk of harm:
- Damp and mould (already covered).
- Excess cold and excess heat.
- Falls, including on stairs, on the level and between levels.
- Structural collapse.
- Fire and explosions.
- Electrical hazards.
- Domestic hygiene, including personal hygiene and food safety, which covers problems such as pest infestations.
All emergency hazards remain covered, except overcrowding. The government’s phase 2 guidance for social landlords says a third phase will extend the rules to all remaining hazards under the Housing Health and Safety Rating System (HHSRS), again except overcrowding. No date has been given for phase 3.
What counts as a significant or emergency hazard?
The regulations use a practical test based on what a reasonable landlord would do:
- A significant hazard is one that a reasonable landlord, knowing about the tenant’s health and circumstances, would make safe within 15 working days.
- An emergency hazard is one that a reasonable landlord would make safe within 24 hours.
This means the same problem can be more serious in one home than another. Damp in a home with a baby or a tenant with asthma may call for faster action than the same damp elsewhere.
What deadlines do social landlords have to meet?
The time limits in the regulations are strict. Working days exclude weekends, Christmas Day, Good Friday and bank holidays.
Emergency hazards
The landlord must investigate and complete the work needed to make the home safe within 24 hours.
Significant hazards
- Investigate within 10 working days of becoming aware of the hazard.
- Give the tenant a written summary of the findings within 3 working days of finishing the investigation.
- Complete the safety work within 5 working days of finishing the investigation.
- Start any longer-term work to stop the hazard coming back within 5 working days. If that isn’t reasonably practicable, the work must start as soon as it is, and within 12 weeks at the latest. It must then be finished within a reasonable time.
If the landlord can’t make the home safe in time, it must offer suitable alternative accommodation at its own cost until the work is done.
Does Awaab’s Law apply to private landlords?
Not yet. The Renters’ Rights Act 2025 allows the government to set similar deadlines for private landlords, but it has to make regulations first.
The government’s implementation roadmap puts this in the final stage of the reforms. It says the government will consult on the details, including when the rules start. Until then, private landlords are not bound by Awaab’s Law deadlines.
What has already changed for private renting?
Other parts of the Renters’ Rights Act are already in force or on the way:
- From 1 May 2026, landlords can no longer serve section 21 “no-fault” notices. They now need a legal ground to end a tenancy.
- From late 2026, the government will start rolling out the private rented sector database, which landlords will have to join.
- In 2028, the government expects to open the new private rented sector Landlord Ombudsman.
- From 2035, the new Decent Homes Standard will apply to privately rented homes for the first time, with councils enforcing it.
What can private renters do about damp, mould and disrepair now?
Private tenants don’t have to wait for Awaab’s Law. Existing law already gives you rights:
- Your landlord must keep the structure and key services in repair. This includes the roof, walls, windows, drains, heating and hot water.
- Your home must be fit to live in. Under the Homes (Fitness for Human Habitation) Act 2018, you can take your landlord to court if serious hazards make the home unfit.
- Your council can inspect. Council housing teams can assess hazards under the HHSRS and take enforcement action against the landlord.
Report problems to your landlord in writing and keep copies, photographs and any medical evidence. If nothing happens, a housing disrepair solicitor can advise you on a claim for repairs and compensation. Our guide to compensation for housing disrepair claims explains what you may be able to recover. Serious damp and mould can also be a statutory nuisance, and it is rarely wise to withhold rent without advice first.
If you are a council or housing association tenant, Awaab’s Law applies to you now. If your landlord misses the deadlines, you can bring a claim in court.
What should private landlords do to prepare?
Private landlords already have repair duties, and the future rules are likely to be modelled on the social housing scheme. Getting ready now will make compliance easier when the rules arrive.
- Check your properties. Have each let property assessed for damp, mould, heating, electrics, gas and structural problems.
- Set up a reporting system. Log every tenant report with the date and time, and track it until it is resolved.
- Line up contractors. Know who can respond quickly, including out of hours for emergencies.
- Keep records. Store gas safety certificates, electrical reports, energy performance certificates and repair records, with dated photographs.
- Make access straightforward. Make sure your tenants know how to report problems, and that you can inspect and fix them.
How we can help
Our housing solicitors act for tenants whose landlords have failed to deal with damp, mould and other dangerous conditions. We can advise on whether Awaab’s Law applies to your home, bring disrepair claims for repairs and compensation, and challenge landlords who miss their deadlines.
If you are a landlord, our landlord and tenant solicitors can advise on your repair obligations and on the changes under the Renters’ Rights Act.
Call us on 020 7485 8811 or fill in the contact form below.
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Awaab’s Law FAQs
When does Awaab’s Law phase 2 start?
Phase 2 starts on 30 November 2026 for social landlords in England. It extends the rules to hazards including excess cold and heat, falls, structural collapse, fire, electrical hazards and domestic hygiene, alongside damp and mould and all emergency hazards.
Does Awaab’s Law apply to private renters?
Not yet. The Renters’ Rights Act 2025 allows the government to extend Awaab’s Law to private renting, but it must consult and make regulations first. No start date has been announced. Private renters still have rights under existing repair and fitness laws.
How quickly must a social landlord fix an emergency hazard?
The landlord must investigate and make the home safe within 24 hours. If that isn’t possible, it must offer suitable alternative accommodation at its own cost until the work is done.
What happens if my housing association misses the Awaab’s Law deadlines?
The law treats the deadlines as a term of your tenancy, so you can bring a court claim to make the landlord do the work and pay compensation. The landlord has a defence if it can show it used all reasonable efforts to meet them. Keep a record of when you reported the problem and what happened next.
Can my landlord evict me for complaining about damp and mould?
Since 1 May 2026, private landlords in England can no longer use section 21 “no-fault” notices. A landlord now needs a legal ground to end a tenancy. If you are worried about eviction after complaining, speak to a housing solicitor.
Does Awaab’s Law apply in Wales or Scotland?
No. The regulations apply to social housing in England only.
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Court Judgment means EU Nationals with Pre-Settled Status can access benefits and housing On 18 December 2020 the Court of Appeal handed...
Read more - 2.12.2020
Education provision to age disputed migrants
The thorny issue of education provision to age disputed migrants There was an interesting article in The Guardian last week...
Read more - 20.11.2020
You are homeless because you are in shared...
It is well established that shared facilities are not suitable for families with children as long term accommodation. The client...
Read more - 13.8.2020
Judicial review – friend or foe?
The Government announced on 31st July 2020 that an independent panel has been asked to look at judicial review to consider...
Read more - 24.7.2020
Rejecting tenants on housing benefit deemed indirect discrimination
In a recent decision in the County Court at York it was held that a letting agent’s policy of...
Read more - 27.5.2020
I am vulnerable and homeless but the Council...
Homelessness law and procedure can be very complicated. We hope this blog gives you some helpful pointers but it is...
Read more - 5.5.2020
I have lost my job and I have...
The impact of the current pandemic is being felt by many, but the prospect of losing your job or not...
Read more - 4.5.2020
I am renting from a private landlord and...
The ONS reported in 2019 that between 2007 and 2017 the number of households in the private rented sector in the UK increased...
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