What can the private rented sector learn from the latest Awaab’s Law announcements?
- Admin
- Jul 10
- 4 min read
The Government has announced the next steps for the implementation of Awaab’s Law in the social rented sector, which comes into effect in October this year.
So why is this important for private landlords? It’s likely that these proposals will be the model to follow for the private rented sector as Awaab’s Law will be introduced as part of the Renters’ Rights Bill, which will become law later this year.
In this blog, we round up the latest announcements, what they could mean for you and how you can start preparing now for the changes.
What is Awaab’s Law?
Awaab’s Law is being introduced after the death of Awaab Ishak – a two-year-old who died in 2020 due to “prolonged exposure” to mould in a one-bedroom flat. The coroner concluded that the conditions in the home were caused by an inadequate ventilation system.
The new law will require landlords to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants within fixed timeframes. Failure to do so could result in financial penalties and legal action.
The direction of the law is clear: timely action on essential repairs will be key, and landlords will need to show they’ve taken reasonable steps to resolve issues quickly.
So what are the latest announcements?
The Government has provided clarity on the timelines for the phasing of legislation for social landlords as below (this is likely to become the eventual model for the PRS once the Renters’ Rights Bill comes into effect):
The first phase of Awaab’s Law for social landlords will come into effect in October this year, covering damp and mould and all types of emergency hazards. Social landlords will have to respond to emergency hazards within 24 hours. This includes prevalent damp and mould, gas leaks or broken boilers
Phase 2 (expected in 2026) will cover further hazards such as excess cold and heat, fire risks, falls and structural collapse
Phase 3 (expected in 2027) will extend to all remaining HHSRS (housing health and safety rating system) hazards, except overcrowding
The Government is taking a ‘test and learn’ approach to implementing the policy. It will closely monitor and evaluate the impact of Awaab’s Law and its implementation and adapt its approach if needed.
However, the Government was keen to stress that the phased approach does not mean that social landlords have leeway on addressing dangerous issues in their homes in the meantime. They must act now to ensure their properties are safe and habitable.
What are landlords required to do?
Awaab’s Law will require landlords to:
Investigate potential hazards (including damp and mould) within 10 working days to ascertain if there is a hazard
Provide a written summary of findings to the tenant within three working days of concluding the investigation
If a hazard presents a significant risk to health or safety, take appropriate action within five working days – including making the property safe (using temporary measures if needed) and beginning any required repair works within a reasonable time
For emergency hazards, act as soon as reasonably practicable and within 24 hours
Offer (and pay for) suitable alternative accommodation if the property cannot be made safe within the required timeframe.[1]
[1] https://www.cih.org/news/first-phase-of-awaabs-law-and-electrical-safety-regulations-laid-before-parliament/
How should landlords be preparing now?
The message is clear – don’t wait until the changes becomes law. Be proactive to ensure your properties are safe and tenants are confident in reporting issues.
This might include:
Carry out regular inspections to identify potential hazards early
Respond to complaints promptly – establish a clear and accessible system for tenants to report issues
Document everything including correspondence with tenants and contractors, investigation findings and action taken
Invest in preventative maintenance such as ventilation systems
Educate tenants on how to reduce moisture and improve airflow. Check out our damp and mould guides here and here and a case study here.
You should also try to understand any circumstances that might make a tenant more vulnerable to a specific hazard.
Our Voice of the Landlord research shows that most landlords regularly inspect their properties but it highlights some of the challenges in maintaining property conditions. This includes cost barriers, difficulties accessing contractors and tradespersons and issues not being reported by tenants.
The government recognises there may be times when repairs aren’t straightforward. If a landlord is unable to source specialist contractors or materials within the timeframes specified by Awaab’s Law, they must show that they have taken all reasonable steps to comply but have been unable to do so for reasons beyond their control[1].
Our Voice of the Tenant research shows that the main barrier preventing tenants from reporting issues to their landlord or letting agent is fear of rent increases.
It’s therefore important for landlords to build trust with tenants, develop good communication channels and ensure they feel confident in reporting repairs in order to prevent issues from increasing in severity.
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