Awaab’s Law, a landmark reform initially introduced under the Social Housing (Regulation) Act 2023, is being extended to the Private Rented Sector (PRS) as part of the forthcoming Renters' Rights Bill. Its aim is unambiguous: to eliminate preventable hazards, most notably damp and mould, from rented properties and impose strict timeframes for investigation and remediation.

This guide sets out what letting agents and landlords must do to ensure compliance, avoid penalties, and uphold their obligations to tenants.

Why Awaab’s Law Exists

The catalyst for this legislation was the tragic death of two-year-old Awaab Ishak in December 2020, who died following prolonged exposure to black mould in a social housing flat in Rochdale. Despite his family's repeated complaints, the landlord failed to act. A coroner later deemed the property "unfit for human habitation."

This case laid bare systemic failings across the rental sector, failings the Government now seeks to correct with enforceable timelines and consequences for non-compliance. While initially aimed at social housing, Awaab’s Law is now being expanded to apply to private landlords and their agents.

Understanding the Scope of Awaab’s Law

From October 2025, social landlords must respond swiftly to damp and mould complaints, and from 2026 onwards, the same obligations will apply to the PRS. The legislation will also expand to address a wide range of housing hazards.

Key Timeframes for Remedial Action

The Government’s draft regulations (as of June 25, 2025) outline the following responsibilities:

1. Investigation

• All issues must be assessed within 14 calendar days.
• Emergency hazards (e.g. severe damp, mould, or structural risk) require action within 24 hours of notification.
• Significant hazards must be fully investigated within 10 working days.

Written Report
A written report must be provided to the tenant within 3 working days of completing the investigation. This must include:

• Findings of the investigation
• A schedule of repair works
• Estimated repair timelines

Commencement of Repairs

• Emergency repairs: Within 24 hours
• Significant hazards: Within 5 working days, or within 12 weeks where not reasonably practicable

Alternative Accommodation
If works cannot be carried out promptly, suitable alternative accommodation must be provided at the landlord’s expense.

Expansion of the Law: Key Dates

2026

Additional hazards covered will include:

• Excess cold/heat
• Structural safety and fire risks
• Drainage and sanitation issues
• Domestic hygiene, refuse and pests
• Falls (stairs, level changes, etc.)

2027

All remaining Category 1 and 2 hazards under the Housing Health and Safety Rating System (HHSRS) will be included (excluding overcrowding). This will cover:

• Asbestos and radiation
• Carbon monoxide
• Noise intrusion
• Entry by intruders

Letting agents should begin reviewing portfolios now to identify vulnerabilities and communicate proactively with landlords.

Penalties for Non-Compliance

Failing to comply with Awaab’s Law can result in:

• Fines of up to £7,000 for initial breaches
• Maximum penalties of £40,000
• Criminal prosecution for serious or repeated violations
• Tenant claims through the Housing Ombudsman or courts, including:
  • Compensation
  • Enforcement of repairs
  • Recovery of legal costs

Awaab’s Law vs. the Decent Homes Standard

While both Awaab’s Law and the Decent Homes Standard (DHS) aim to improve living conditions, they differ in scope:

• DHS sets minimum property standards (modern facilities, thermal comfort, and good repair)
• Awaab’s Law adds enforceable timelines and specific obligations for hazard remediation, starting with damp and mould

Both frameworks will apply to PRS properties under the Renters' Rights Bill.

Letting Agents: Your Legal and Professional Duties

Letting agents are a crucial link in ensuring compliance. Key responsibilities include:

• Proactive Inspections: Regular property checks to identify early signs of disrepair
• Tenant Communication: Ensuring that complaints are properly logged and escalated
• Record Keeping: Documenting all correspondence, inspection outcomes, and contractor actions
• Landlord Education: Advising landlords on their legal obligations and helping budget for future works
• Legislative Monitoring: Staying informed of updates to secondary legislation between 2025 and 2027

While legal liability ultimately rests with the landlord, failure by agents to act diligently may still result in reputational or contractual repercussions.

Timeline for PRS Implementation

• Autumn 2025 – Renters’ Rights Bill expected to come into force
• 2026–2027 – Secondary legislation to roll out enforcement measures in the PRS

These dates may shift based on parliamentary developments. Letting agents should prepare now to help landlords budget and plan for future compliance.

Conclusion: Prepare Now to Avoid Future Liability

The tragic circumstances that led to Awaab’s Law serve as a sobering reminder of the real-world consequences of inaction. With this law, the Government is mandating swift, enforceable accountability, no longer relying solely on aspirational standards.

At Boydens Ltd, we encourage all landlords and letting agents to treat this as an opportunity to review their portfolios, build resilience into their maintenance plans, and protect the well-being of their tenants.

Disclaimer: This article is intended as a general guide and does not constitute legal advice. For full details, consult the Government’s official guidance or seek independent legal counsel.