Awaab's Law 2026: What Private Landlords in England Must Know About Damp, Mould and Repair Deadlines

Updated: 12 October 2026 | British Landlords Association | England

Awaab's Law represents a major development in housing safety legislation in England. It introduces legally enforceable deadlines for social housing landlords to investigate and address serious hazards, particularly damp and mould. The government is now consulting on extending similar requirements to private residential landlords.

Following the Renters' Rights Act 2025, private landlords, letting agents and property managers should familiarise themselves with the proposed requirements and prepare for additional responsibilities concerning the safety and condition of rented homes.

What Is Awaab's Law?

Awaab's Law is the commonly used name for legislation requiring landlords within its scope to investigate and address prescribed housing hazards within legally defined timescales.

It is named after Awaab Ishak, a two-year-old child who died in December 2020 following prolonged exposure to mould in his family's social housing flat in Rochdale, Greater Manchester.

His death highlighted serious failures in the way housing complaints were investigated and addressed. The legislation aims to prevent similar tragedies by requiring landlords to respond promptly to dangerous housing conditions.

Awaab's Law was introduced for social housing through the Social Housing (Regulation) Act 2023 and implemented through the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.

Its central requirements include:

• Investigating potential prescribed hazards within statutory timescales.
• Completing relevant safety works within the applicable deadlines.
• Providing written investigation findings where required.
• Arranging further preventative works to reduce the risk of hazards recurring.
• Providing suitable alternative accommodation where legally required.
• Keeping tenants informed about investigations and necessary repairs.

Does Awaab's Law Apply to Private Landlords in England?

As at 12 October 2026, the specific Awaab's Law repair deadlines do not yet apply to ordinary private residential landlords in England.

The existing regulations apply to relevant social housing tenancies, including accommodation provided by registered social landlords.

However, sections 60 and 61 of the Renters' Rights Act 2025 provide powers to extend Awaab's Law requirements to private rented tenancies and specified accommodation occupied under licence.

Further regulations are necessary to establish the precise obligations, including the hazards covered, investigation periods and deadlines for completing safety works.

The government is considering how the social housing framework should be adapted to the private rented sector, recognising differences between large social housing providers and individual private landlords.

Until the new regulations commence, private landlords must continue to comply with their existing statutory repairing, housing safety and fitness for human habitation obligations.

When Will Awaab's Law Apply to Private Landlords?

The government's October 2026 consultation states that 2027 is the earliest feasible implementation year for extending Awaab's Law to private rented tenancies.

However, 2027 is not a confirmed commencement date.

The consultation seeks views on implementation in 2027, 2028, 2029 or another appropriate period.

The government must consider consultation responses, prepare the necessary regulations and allow landlords and letting agents sufficient time to establish suitable procedures.

Accordingly, private landlords should not assume that the legislation will automatically commence in 2027 or that the social housing deadlines will be adopted without modification.

Awaab's Law Repair Deadlines: What Are the Current Rules?

The following deadlines apply under the current social housing framework. They are provided to explain the existing law and should not be treated as confirmed deadlines for private landlords.

Important Distinction: Making a Property Safe and Completing Permanent Repairs

The five-working-day requirement for significant hazards concerns completion of the relevant safety works needed to address the identified danger.

It does not necessarily require every permanent or preventative repair to be completed within five working days.

For example, a landlord may need to take immediate action to remove dangerous mould and make an affected room safe, while arranging more extensive building work to remedy the underlying cause.

However, temporary treatment alone will not necessarily satisfy the law if the hazard remains unsafe.

Further preventative works must be undertaken in accordance with the separate statutory requirements.

What Does the 12-Week Deadline Mean?

The 12-week backstop relates to the physical commencement of relevant supplementary preventative works, not necessarily completion of every permanent repair.

Where work cannot reasonably begin within five working days, the landlord must take the required steps to arrange its commencement as soon as reasonably practicable.

The statutory framework requires relevant supplementary preventative works to physically begin within 12 weeks at the latest.

This does not give landlords an automatic right to wait 12 weeks before acting. Urgent safety work remains subject to the shorter deadlines.

Landlords must also comply with other applicable repairing and safety obligations.

What Hazards Does Awaab's Law Cover?

Damp and Mould

The first phase of Awaab's Law addresses significant damp and mould hazards in social housing.

Common underlying causes include:

• Leaking roofs, gutters and external walls.
• Defective plumbing and water penetration.
• Inadequate ventilation.
• Insufficient insulation and thermal bridging.
• Persistent condensation.
• Inadequate or defective heating systems.
• Structural defects allowing moisture to enter the property.

Exposure to mould may aggravate asthma, respiratory illnesses and allergies. Young children, older people and residents with existing health conditions may be particularly vulnerable.

Landlords should investigate the underlying cause rather than simply removing visible mould or painting over affected surfaces.

Emergency Hazards

Emergency hazards are those presenting an imminent and significant risk of harm.

Depending on the circumstances, examples may include dangerous electrical installations, serious structural instability, major leaks and other immediately dangerous conditions.

The legal classification depends on the severity of the hazard and the risk to occupants.

Additional Housing Hazards

The second phase of Awaab's Law for social housing is scheduled to commence on 30 November 2026, subject to parliamentary approval.

This phase is intended to extend the requirements to additional significant hazards, including:

• Excess cold and excess heat.
• Fire and explosion hazards.
• Electrical hazards.
• Falls on level surfaces and stairs.
• Falls between levels.
• Structural collapse and falling building elements.
• Domestic hygiene hazards.

A further phase is planned for 2027, covering additional prescribed hazards. Overcrowding is not included within the planned phased Awaab's Law hazard coverage.

Awaab's Law Statistics: Damp, Mould and Housing Conditions in England

The English Housing Survey 2024–25 provides evidence of the extent of poor housing conditions across England.

The following figures relate to households living in properties with surveyor-assessed conditions, rather than simply households reporting problems themselves.

Source: Ministry of Housing, Communities and Local Government, English Housing Survey 2024–25. Figures are rounded.

Damp Problems Across Housing Tenures

The survey found that damp problems were more prevalent in the private rented sector than in owner-occupied homes.

Approximately 6% of households in England lived in properties with surveyor-assessed damp problems.

These figures highlight the importance of preventative maintenance, adequate ventilation, effective heating and prompt repairs.

What Existing Laws Must Private Landlords Comply With?

Although the specific Awaab's Law deadlines have not yet been extended to private landlords, several existing laws already regulate the condition and safety of rented properties.

Landlord and Tenant Act 1985

Section 11 generally requires landlords of qualifying residential tenancies to keep the structure and exterior of the property in repair.

This includes roofs, external walls, gutters, drains and relevant installations for water, gas, electricity, sanitation, space heating and water heating.

Landlords must generally carry out repairs within a reasonable period after becoming aware of the problem, taking account of the nature and urgency of the defect.

Homes (Fitness for Human Habitation) Act 2018

The Homes (Fitness for Human Habitation) Act 2018 introduced provisions into the Landlord and Tenant Act 1985 requiring qualifying rented accommodation to be fit for human habitation at the beginning of the tenancy and throughout its duration.

Serious damp, mould, inadequate ventilation, excess cold and other hazards may render a property unfit for human habitation.

Tenants may bring civil proceedings where the relevant statutory obligations have been breached.

Housing Act 2004 and HHSRS

The Housing Health and Safety Rating System, commonly known as HHSRS, is used by local authorities to assess risks arising from housing hazards.

Hazards are classified as Category 1 or Category 2.

Category 1 hazards are the most serious and trigger a duty on local authorities to take appropriate enforcement action under the statutory framework.

Depending on the circumstances, councils may serve improvement notices, make prohibition orders or take emergency enforcement action.

Can Landlords Blame Tenants for Condensation and Mould?

Disputes frequently arise over whether mould results from defects in a property or the way occupants use the accommodation.

Some landlords argue that condensation is caused by tenants failing to ventilate rooms, drying clothes indoors or not using heating adequately.

Although occupant behaviour can contribute to condensation, landlords should not automatically conclude that the tenant is responsible.

Mould may also arise from poor insulation, inadequate ventilation, defective windows, thermal bridging, faulty heating systems, water leaks and structural defects.

Landlords should arrange an appropriate inspection, identify the underlying causes and determine what remedial works are legally required.

Where tenant behaviour is considered a contributing factor, this should be supported by appropriate evidence rather than assumption.

Providing practical guidance about heating and ventilation may be helpful, but it does not replace the landlord's obligation to address defects or conditions for which the landlord is legally responsible.

What Happens if a Landlord Fails to Comply?

Failure to comply with existing housing safety and repair legislation can result in serious legal and financial consequences.

Depending on the circumstances and applicable legislation, landlords may face:

• Local authority enforcement action.
• Statutory improvement notices.
• Financial penalties where authorised by law.
• Criminal prosecution for relevant offences.
• Civil claims for disrepair or unfitness for human habitation.
• Court orders requiring remedial works.
• Compensation claims from tenants.
• Legal costs and additional property management expenses.

Can Private Landlords Face Financial Penalties of Up to £7,000?

Existing housing enforcement legislation, including provisions introduced or amended by the Renters' Rights Act 2025, allows financial penalties in specified circumstances.

Financial penalties of up to £7,000 may be available for certain breaches under the relevant statutory provisions, but this is not a universal penalty for every instance of damp, mould or delayed repairs.

The applicable penalty depends on the particular offence or breach, the legislation under which enforcement is taken and the circumstances of the case.

These existing enforcement provisions should not be confused with the proposed extension of Awaab's Law to private landlords.

As at October 2026, private landlords are not subject to a new automatic Awaab's Law financial penalty simply because they fail to meet the social housing repair deadlines.

In social housing, Awaab's Law obligations are enforceable through the courts, and serious failures may also attract regulatory scrutiny.

The detailed enforcement arrangements for the private rented sector extension remain subject to the final legislative framework.

How Should Private Landlords Prepare for Awaab's Law?

Introduce a Formal Repairs Reporting Procedure

Tenants should have a straightforward method of reporting damp, mould, leaks, electrical concerns and other hazards.

Landlords should record when complaints are received, the nature of the problem and the action taken.

Prioritise Serious Safety Hazards

Potentially dangerous conditions should be assessed promptly.

Gas leaks, dangerous electrical installations and serious structural hazards may require immediate intervention by appropriately qualified professionals.

Conduct Regular Property Inspections

Periodic inspections can help identify maintenance problems before they become serious.

Landlords must arrange inspections in accordance with applicable legal requirements, including appropriate notice and respect for the tenant's right to quiet enjoyment.

Use Competent Contractors

Landlords should instruct suitably qualified professionals to investigate and remedy technical defects.

Independent damp surveys, electrical inspections or structural reports may be necessary where the cause of a problem is uncertain or disputed.

Maintain Comprehensive Records

Landlords should retain:

• Tenant complaints and correspondence.
• Inspection reports and photographs.
• Contractor instructions and quotations.
• Invoices and completion certificates.
• Records of attempted access.
• Evidence of completed repairs.
• Follow-up communications with tenants.

Accurate records can provide important evidence if a dispute is subsequently investigated by a local authority or considered by a court.

Consider Vulnerable Occupants

The seriousness of a hazard may depend partly on the people exposed to it.

Children, older residents and people with certain respiratory or other health conditions may be more vulnerable to damp, mould and excess cold.

Landlords should consider relevant vulnerabilities when assessing urgency and should handle personal information appropriately.

Review Letting Agent Management Agreements

Where a letting agent manages repairs, landlords should review the agent's authority, reporting arrangements and emergency procedures.

The government's consultation explains that Awaab's Law would operate as an implied tenancy term, with landlords remaining ultimately liable for the relevant duties even where agents manage repairs.

Landlords should therefore ensure that their management agreements and contractor arrangements allow them to meet future statutory deadlines.

Review Landlord Insurance

Landlords should review buildings insurance, property owners' liability insurance and legal expenses cover.

Insurance does not replace statutory compliance, and gradual deterioration or maintenance-related mould damage may be excluded from cover.

Government Consultation: Extending Awaab's Law to Private Landlords

On 9 October 2026, the government opened a consultation on extending Awaab's Law to private rented tenancies and certain accommodation occupied under licence.

The consultation examines how legally prescribed investigation and repair deadlines should operate within the private rented sector.

Important considerations include:

• The types of hazards that should be covered.
• The timescales for investigating serious hazards.
• The deadlines for completing relevant safety works.
• How emergency hazards should be addressed.
• The availability of suitably qualified contractors.
• The financial and practical impact on private landlords.
• Arrangements where access to a property is refused.
• The circumstances requiring alternative accommodation.
• The application of the legislation to licensed accommodation.
• The appropriate implementation date and any phased introduction.

The consultation closes on 18 December 2026.

The British Landlords Association encourages landlords and letting agents to review the proposals and consider submitting their views.

Frequently Asked Questions About Awaab's Law

Three Official Government Resources to Read More

Conclusion: What Awaab's Law Means for Private Landlords

Awaab's Law represents an important development in the regulation of serious housing hazards in England.

Although its specific statutory deadlines currently apply to social housing landlords, the government's October 2026 consultation is a significant step towards extending similar requirements to the private rented sector.

The earliest feasible implementation year identified by the government is 2027, but the final commencement date and detailed private sector requirements remain subject to consultation and further regulations.

Private landlords should prepare by maintaining safe accommodation, responding promptly to repair complaints, investigating damp and mould thoroughly and retaining comprehensive maintenance records.

Landlords should also review their arrangements with letting agents and contractors to ensure that serious hazards can be addressed promptly.

The British Landlords Association will continue to monitor developments and provide guidance to members as the legislation progresses.

Legal Disclaimer: This article provides general information about housing legislation in England as at 12 October 2026. It does not constitute legal advice. The requirements concerning the extension of Awaab's Law to private landlords may change following consultation, regulations and government announcements. Landlords should obtain professional legal advice concerning their particular circumstances.