The government has taken another significant step towards strengthening housing standards in England. On 9 October 2026, the Ministry of Housing, Communities and Local Government published a consultation proposing to extend Awaab’s Law to private rented tenancies and certain types of accommodation occupied under licence.
The proposals could introduce legally enforceable deadlines requiring private landlords to investigate and address serious housing hazards, including dangerous damp and mould, rather than allowing potentially harmful conditions to remain unresolved for prolonged periods.
The consultation forms part of the wider reforms introduced under the Renters’ Rights Act 2025 and could extend protections to millions of additional households across England.
For tenants, the proposals represent a potentially important development in enforcing the right to safe accommodation. For landlords and managing agents, they signal the need for more structured procedures for receiving complaints, investigating hazards and arranging urgent repairs.
Importantly, the extension is not yet in force for private rented tenancies. The government is consulting on the scope, practical requirements and implementation dates before final regulations are introduced.
What is Awaab’s Law?
Awaab’s Law is named in memory of Awaab Ishak, a two-year-old child who died in 2020 following prolonged exposure to mould in his family’s social rented home. His death exposed serious failings in the handling of housing complaints and prompted legislative changes designed to ensure that dangerous conditions are investigated and remedied promptly.
The law first came into force in the social rented sector on 27 October 2025, imposing strict timescales for addressing emergency hazards and significant damp and mould risks. Further protections are scheduled to apply to additional hazards in social housing from 30 November 2026, including electrical dangers, excessive cold, falls and structural risks, subject to the relevant legislative requirements.
The proposed extension seeks to bring similar protections to private renters, recognising that serious housing hazards should be addressed promptly regardless of whether accommodation is provided by a council, housing association or private landlord.
What changes are being proposed?
1. Legally enforceable deadlines for repairs
Under the current social housing framework, landlords are generally required to:
- Investigate potential significant hazards within 10 working days.
- Provide a written summary of investigation findings within 3 working days of completing the investigation, subject to exceptions.
- Take action to make significant hazards safe within 5 working days after completing the investigation.
- Investigate and make emergency hazards safe as soon as reasonably practicable and, in any event, within 24 hours.
The government is considering whether equivalent or modified deadlines should apply to private landlords. The consultation explores alternative periods, recognising practical differences between individual private landlords and larger social housing providers. These deadlines indicate the potential framework, not confirmed legal obligations for private landlords.
2. Greater protection against serious housing hazards
Although damp and mould are central to Awaab’s Law, the proposals consider protection against a broader range of dangers, including:
- Serious damp and mould growth affecting health.
- Unsafe electrical installations and fire risks.
- Excessive cold or heat.
- Structural defects and falling elements.
- Dangerous stairs and other fall hazards.
- Serious hygiene and sanitation hazards.
The precise hazards covered, and whether they will be introduced in stages, remain subject to consultation.
3. Temporary accommodation where a property is unsafe
One significant question concerns what should happen when a landlord cannot make a property safe within the prescribed period. In social housing, Awaab’s Law can require landlords to provide suitable alternative accommodation at their expense where serious hazards cannot be addressed within the required timescale.
The government is considering whether a similar obligation should be introduced for private landlords. This raises questions about practicality, cost and the availability of alternative accommodation, particularly for landlords owning only one property. Equally, tenants should not be expected to remain in accommodation that presents an immediate danger to their health or safety.
4. Protection for residents occupying under a licence
The consultation goes beyond conventional private tenancies. It also considers extending Awaab’s Law to certain accommodation occupied under licence, including supported housing, temporary accommodation for homeless households and accommodation for care leavers.
This is particularly significant because some vulnerable residents occupy accommodation under licensing arrangements rather than traditional tenancy agreements. The proposals seek to ensure that the legal form of occupation does not unnecessarily prevent residents from benefiting from appropriate housing safety protections.
What does this mean for tenants?
For private tenants experiencing persistent disrepair, the proposals could provide greater certainty about how quickly landlords must respond to complaints and undertake necessary repairs.
However, tenants do not have to wait for Awaab’s Law to be extended before asserting their existing legal rights. Private landlords already owe duties under legislation including the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018.
Depending on the circumstances, tenants may already be entitled to require repairs, pursue remedies for unfit accommodation, seek compensation or report serious hazards to their local authority. Tenants concerned about dangerous conditions should report defects promptly in writing, retain photographs and correspondence, and keep records of any resulting damage, expenses or impact on their health.
Where a landlord fails to respond adequately, legal advice may help establish whether there are grounds for a housing disrepair claim or other appropriate enforcement action.
What does this mean for landlords and managing agents?
The proposed changes should not be viewed solely as an additional regulatory burden. They also provide an opportunity for responsible landlords to strengthen compliance procedures and reduce the likelihood of disputes.
Landlords should consider reviewing how complaints are recorded, how quickly contractors can be instructed, and whether managing agents have sufficient authority to arrange emergency works. A recurring difficulty in landlord and tenant disputes is not necessarily the absence of an intention to repair, but a failure to investigate, communicate and retain adequate records.
Under a statutory framework with enforceable deadlines, such delays may carry more serious legal consequences. Crucially, appointing a managing agent will not necessarily relieve a landlord of their legal responsibilities.
When will the changes come into force?
The government has not yet confirmed a commencement date for extending Awaab’s Law to private rented tenancies. The consultation identifies 2027 as the earliest feasible implementation date and seeks views on implementation in 2027, 2028 or 2029. It also considers whether the requirements should be introduced together or in stages.
The consultation is open until 18 December 2026, following which the government will consider responses and determine the next steps. Landlords and tenants should therefore distinguish between obligations already in force and proposed requirements that may be introduced following consultation.
Our perspective: A stronger framework for housing accountability
Commenting on the proposals, Ramsha Shahid, Partner at Privity Legal, observes:
“Awaab’s Law represents an important development in how housing safety obligations are enforced. The central issue is not simply whether a landlord is legally responsible for repairs, but whether serious hazards are identified and addressed within a reasonable and enforceable timeframe.
The proposed extension to the private rented sector has the potential to provide greater certainty for tenants while encouraging landlords to adopt more effective property management practices.
However, the success of these reforms will depend on achieving an appropriate balance between protecting occupants from serious harm and establishing obligations that are clear, proportionate and practically achievable.”
How can Privity Legal help?
At Privity Legal, our Landlord and Tenant team advises both landlords and tenants on their respective rights, obligations and remedies under housing legislation. We understand that housing disputes often involve competing concerns, including property safety, financial exposure, access for repairs and the preservation of contractual rights.
Housing disrepair claims: Advising tenants experiencing damp, mould, structural defects or unsafe living conditions, including assessing potential claims, preparing formal correspondence and pursuing compensation where legally justified.
Landlord compliance and preventative advice: Assisting landlords and managing agents with repair obligations, responding to disrepair allegations, assessing legal exposure and preparing for changes under Awaab’s Law.
Dispute resolution and litigation: Representing clients in landlord and tenant disputes, including pre-action negotiations, settlement discussions, court proceedings and housing condition claims.
Tenancy agreements and property management advice: Reviewing tenancy documentation, contractual repair obligations, managing agent responsibilities and related landlord and tenant matters.
Whether you are a tenant concerned about unsafe housing conditions or a landlord seeking to understand your legal responsibilities, obtaining timely advice can help prevent disputes from escalating.
For further information or assistance, contact our Landlord and Tenant Law team.
Have your say on the consultation
The government is inviting responses from tenants, landlords, managing agents, housing providers and other interested parties. The consultation closes at 11:59 pm on 18 December 2026.
Read the official government consultation or access the government’s consultation portal to participate.
Useful links
Government consultation on extending Awaab’s Law
Privity Legal – Landlord and Tenant Law
Disclaimer: This article is for general information only and reflects the consultation and legal position as at 9 October 2026. It does not constitute legal advice. The proposals discussed are subject to consultation and further regulations.
