Awaab's Law: What Private Landlords Must Know (Phase 3, Date To Be Confirmed)

Awaab's Law extends to private rented housing from October 2026, setting strict legal deadlines for landlords to investigate and fix hazards like damp and mould. Here's what you need to prepare.

<h2Awaab's Law Is Coming to the Private Sector</h2 <pNamed after two-year-old Awaab Ishak, who died in 2020 from prolonged exposure to mould in a social housing flat in Rochdale, <strongAwaab's Law</strong was introduced for social housing by the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, which came into force on 27 October 2025. Under the <a href="https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap" target="blank" rel="noopener"GOV.UK Implementation Roadmap</a for the Renters' Rights Act 2025, Awaab's Law will be extended to the private rented sector in <strongPhase 3</strong. The exact commencement date is <strongstill to be confirmed</strong.</p <pThis is not optional guidance — it creates <stronglegally binding timeframes</strong for landlords to respond to hazards that pose a risk to tenants' health.</p

<h2What Are the Legal Deadlines?</h2 <pThe regulations set specific response windows once a tenant reports a hazard:</p <table <thead<tr<thAction</th<thSocial-sector benchmark (PRS expected to mirror)</th</tr</thead <tbody <tr<tdInvestigate a significant hazard</td<td<strong10 working days</strong from a qualifying complaint</td</tr <tr<tdProvide a written summary of findings to the tenant</td<td<strong3 working days</strong after investigation concluding</td</tr <tr<tdComplete the required safety works</td<td<strong5 working days</strong after investigation concluding</td</tr <tr<tdMake safe / investigate an emergency hazard</td<td<strong24 hours</strong</td</tr </tbody </table <p<emSource: <a href="https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector" target="blank" rel="noopener"GOV.UK — Awaab's Law guidance for social landlords</a.</em</p <pThese timescales apply to hazards such as <strongdamp, mould, excessive cold, structural defects, and pest infestations</strong that could affect a tenant's health or safety.</p

<h2What Counts as a Qualifying Hazard?</h2 <pAwaab's Law covers conditions assessed under the <strongHousing Health and Safety Rating System (HHSRS)</strong. The most common triggers include:</p <ul <li<strongDamp and mould</strong — the most frequently reported issue in private rentals</li <li<strongExcess cold</strong — properties with poor insulation or broken heating</li <li<strongFalls</strong — loose stair carpets, broken handrails, uneven flooring</li <li<strongElectrical hazards</strong — exposed wiring, outdated consumer units</li <li<strongFire safety deficiencies</strong — missing smoke alarms, blocked escape routes</li </ul

<h2What Happens If You Miss a Deadline?</h2 <pFailing to meet the prescribed timescales could result in:</p <ul <li<strongRent Repayment Orders (RROs)</strong — tenants can apply to a tribunal to reclaim up to 12 months' rent</li <li<strongCivil penalties</strong — local authorities can issue fines of up to <strong£30,000</strong per offence</li <li<strongCriminal prosecution</strong — in the most serious cases, particularly where tenants suffer harm</li <li<strongBanning orders</strong — persistent offenders can be barred from letting property</li </ul <pThe new <strongPRS Ombudsman</strong, also launching under the Renters' Rights Act, will be able to order compensation and direct landlords to carry out specific repairs.</p

<h2How to Prepare Before the Phase 3 commencement date (still to be confirmed by government)</h2 <pGetting ahead of Awaab's Law is straightforward if you start now:</p

<h31. Audit Every Property for Hazards</h3 <pWalk through each property and check for damp patches, condensation, mould growth, draughty windows, and heating issues. Fix anything you find <embefore</em a tenant has to report it.</p

<h32. Set Up a Maintenance Reporting System</h3 <pYou need a clear, timestamped process for receiving and responding to tenant reports. A paper trail is essential — verbal agreements will not satisfy the legal requirements. Use a property management tool that logs every communication with dates.</p

<h33. Improve Ventilation and Insulation</h3 <pMost damp and mould issues stem from inadequate ventilation or poor insulation. Consider installing extractor fans, trickle vents, and loft insulation. These are relatively low-cost measures that prevent expensive remediation later.</p

<h34. Review Your Insurance</h3 <pCheck that your landlord insurance covers <stronglegal expenses</strong and <strongrent protection</strong. If a tenant pursues a Rent Repayment Order, legal costs can mount quickly.</p

<h35. Build a Trusted Contractor Network</h3 <pThe expected 5-working-day deadline for completing safety works means you cannot afford to spend weeks finding a tradesperson. Have reliable contacts for plumbing, damp treatment, electrical work, and general repairs ready to go.</p

<h2The Bigger Picture</h2 <pAwaab's Law is part of a broader shift in how the government regulates private renting. Combined with the <strongabolition of Section 21</strong (from 1 May 2026), the <strongPRS Ombudsman</strong, and the <strongProperty Portal</strong, the message is clear: landlords who maintain their properties to a high standard will thrive, while those who cut corners face serious financial and legal consequences.</p <pThe best approach is to treat Awaab's Law not as a burden but as a framework for good practice. Properties that are well-maintained attract better tenants, experience fewer void periods, and hold their value.</p

<h2Key Dates</h2 <ul <li<strong1 May 2026 (Phase 1, in force)</strong — Section 21 abolished, periodic tenancies, rent bidding ban, pet request rules</li <li<strongFrom late 2026 (Phase 2, expected)</strong — Property Portal regional rollout</li <li<strongFrom 2028 (Phase 2, expected)</strong — Mandatory PRS Landlord Ombudsman membership</li <li<strongPhase 3 (date TBC)</strong — Awaab's Law extended to the PRS; Decen

Sources: - https://www.gov.uk/government/consultations/awaabs-law-consultation-on-timescales-for-repairs-in-the-social-rented-sector - https://bills.parliament.uk/bills/3764 - https://www.gov.uk/government/publications/damp-and-mould-understanding-and-addressing-the-health-risks-for-rented-housing-providers - https://www.legislation.gov.uk/ukpga/2025/32/contents

Published: 2026-03-20.

Last reviewed: 2026-08-30.

General summary; not legal advice.