Awaab’s Law set to be extended to private landlords

Private landlords face legally binding deadlines to fix dangerous damp and mould under plans set out in a new consultation

Awaab’s Law already applies to social housing and was introduced last year.

A Government consultation has been announced today to examine extending it to the private rental sector.

The consultation also asks if the rules should cover temporary accommodation for homeless families, housing for young people leaving care and supported housing for elderly and disabled residents.

Extending the law this far would more than double to number of households that are protected by the repair timescales – up from four million to around nine million.

Awaab’s Law

Awaab’s Law is named after Awaab Ishak, who died in 2020 aged two after prolonged exposure to damp and mould in his home.

Landlords must already act on hazards found to be significant and a serious threat to health and safety. The new deadlines would set a fixed timeframe.

Around one in 10 private rented homes have a hazard at the most serious level – category 1 -, which already requires landlords to act.

The Renters’ Rights Act recently introduced fines of up to £7,000 if these serious dangers are found.

We’re now moving to extend it to private landlords so that England’s 11 million private renters can enjoy the same protections.”

Housing Minister Matthew Pennycook (pictured) says: “Irrespective of tenure, all renters have the right to live in a safe and decent home and have complaints responded to in a timely manner.

“Awaab’s Law is already helping to drive up standards in the social housing sector.

“We’re now moving to extend it to private landlords so that England’s 11 million private renters can enjoy the same protections.”

The consultation closes on 18th December 2026 and will help decide how the law is applied to the private rented sector, including when the protections take effect.

Holly Williamson, Chief Executive of Generation Rent, says: “Homes are the foundations of our lives. But too many renters live in homes that are harmful to our health and often wait months for landlords to act on issues.

“We’re pleased to see the government moving forward with bringing in Awaab’s Law. It must be put in action as soon as possible to make sure every renter can live in a good quality home.”

Industry reaction

Timothy Douglas, Head of Policy and Campaigns at Propertymark, says: “Everyone should have the right to live in a safe, decent home, and there can be no excuse for serious hazards being left to put tenants’ health and lives at risk.

“Awaab’s Law is a significant reminder of the devastating consequences when dangerous housing conditions are not addressed, and extending these protections to private renters and other vulnerable households is an important step.

“The consultation now needs to ensure the law works effectively in practice. Early identification, clear reporting routes and timely access to competent contractors will be vital, alongside properly diagnosing the underlying cause of damp and mould rather than relying on short-term fixes.

“Responsible landlords and agents want tenants to live in safe homes, and clear, workable requirements will help deliver that. Getting the detail right will be critical to ensuring these protections translate into faster action and, ultimately, safer homes.”

Ben Beadle, Chief Executive of the National Residential Landlords Association, says: “The death of Awaab Ishak due to dangerous conditions in a social rented home was an unimaginable tragedy that should never have happened. The law in his name must ensure that no landlord, regardless of sector or size, can expect to get away with letting sub-standard, dangerous housing.

“Today’s consultation rightly recognises that there are important differences between the private and social rented sectors, and for the law to be effective, it must be designed and applied appropriately.

“However, changing the law means nothing unless it is properly enforced without exception or favour, and irrespective of tenure. For too long bad actors across the rental sectors have been able to ignore standards and regulations already in place because the chance of being held to account is too remote to cause concern. This must change.

“Alongside consulting on these measures, the Government needs to deliver on its aspirations and put their words into action. All good landlords are united in the desire to root out those rogue and criminal operators who put tenants at risk and undermine the reputation of the compliant majority. More regulation alone will not achieve that.”

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Author: Gemma