Awaab's Law and Private Landlords: Renters' Rights Act Extension

When a Child’s Death Changes the Law, and What It Means for Your Property

In December 2020, two-year-old Awaab Ishak died from a respiratory condition caused by prolonged exposure to mould in his family’s social housing flat in Rochdale. The coroner’s findings were damning. The hazard had been reported repeatedly. Nothing was done. His death, and the inquest that followed, forced a reckoning that the housing sector couldn’t ignore.

The result was Awaab’s Law, a set of legally binding timeframes requiring landlords to investigate and remediate damp, mould, and other hazards within defined periods. Under the legislation, social landlords in England have been required to comply since 27 October 2025: 24 hours to act on emergency hazards, and 10 working days to investigate reported concerns.

But here’s the question that private landlords, developers, and builders are increasingly asking: is this coming for us too?

The short answer is yes, and sooner than many expect. The Renters’ Rights Act, which has been making its way through Parliament, contains provisions to extend Awaab’s Law into the private rented sector. The government has publicly committed to this extension, with national coverage in outlets including The Guardian and The Independent confirming the direction of travel.

As Managing Director of Active Vent. I’ve spent years working with builders, developers, and landlords on exactly the kinds of moisture and ventilation problems that Awaab’s Law is designed to address. What concerns me isn’t the legislation itself, frankly, it’s long overdue. What concerns me is how many private landlords still believe this is someone else’s problem.

It isn’t. This article breaks down what Awaab’s Law actually requires, how the Renters’ Rights Act extension is likely to reshape obligations in the private rented sector, and, most practically, what you should be doing right now to make sure your properties are ready when compliance becomes mandatory.

Key Takeaways

• Awaab’s Law is enforceable: Currently applicable to social housing, this law requires landlords to address hazards like damp and mould within strict timeframes, emphasizing the urgency for compliance.

• Private landlords must prepare now: The upcoming Renters’ Rights Act will extend similar obligations to private landlords, making it essential to begin preparations before 2027 to avoid last-minute compliance issues.

• Documentation is crucial: Landlords will need to establish clear protocols for documenting tenant complaints and the actions taken, which will become a legal requirement under the new framework.

• Invest in property upgrades: Improving insulation and ventilation can prevent issues like condensation damp, thus not only ensuring compliance but also enhancing tenant health and satisfaction.

• Educate your team: Sharing government guidance and resources with property management and letting agents is vital to ensure everyone understands the forthcoming changes and their implications for compliance.

Awaab’s Law Applies Now to Social Housing. But That’s Changing

Right now. Awaab’s Law is the law of the land for registered social housing providers. Since it came into force last October (27 October 2025), social landlords have been legally required to investigate hazards, including damp and mould, within strict timeframes, document their actions, and carry out repairs promptly. The consequences of non-compliance are serious. This isn’t guidance or best practice. It’s enforceable law.

Private landlords, though? Not yet covered. That’s the honest answer for now.

But here’s the thing, that distinction is temporary. The government has been clear about its intention to extend the same standards to the private rented sector through the Renters’ Rights Act. Coverage from the Ministry of Housing. Communities and Local Government confirmed that national reporting has already noted this commitment, with outlets including The Guardian and The Independent reporting the government’s plans to bring private landlords under the same framework.

So if you’re a letting agent or a private landlord reading this now, the window to prepare isn’t wide open, it’s already closing. Acting now to get your house in order, quite literally, is the smartest move you can make.

Preparing Today: Steps Private Landlords Can Take Ahead of the Law

The good news is that preparation doesn’t require waiting for legislation to land. There are practical steps you can take right now that will serve you whether the law arrives in 2027 or earlier.

Start with the fabric of your properties. Upgrading insulation and ventilation before they become mandatory is one of the highest-return investments a landlord can make. Poor ventilation is the single biggest driver of condensation damp in UK homes, and condensation damp is the issue at the heart of Awaab’s Law. Installing appropriate mechanical ventilation, improving air circulation in bathrooms and kitchens, and addressing cold bridging in walls and roofs doesn’t just protect you legally. It protects your tenants’ health and reduces the likelihood of a complaint ever being raised in the first place.

Next, build your response protocols now. If a tenant contacts you about damp, mould, or any potential hazard, how does your team respond? Is there a written process? Is the complaint logged? Is there a timeline for investigation and follow-up? If the answer to any of those is “not really,” that’s your starting point. Creating a simple, documented response workflow today means you’re already operating at the standard the law will eventually require.

I’d also strongly encourage landlords to share resources, including official government guidance, with their property management teams and letting agents. The people on the front line of tenant communication need to understand what’s coming and why it matters. Awareness isn’t just good practice; it’s the foundation of compliance.

Honestly, the landlords who will struggle most when the Renters’ Rights Act extension arrives are those treating this as a future problem. The ones who will adapt most smoothly are those who’ve already embedded better standards into how they operate, not because the law forced them to, but because they understood that healthy, well-maintained homes are simply better for everyone involved.

Frequently Asked Questions

What is Awaab’s Law and how does it affect private landlords?
Awaab’s Law mandates that social housing providers address hazards like damp and mould within strict timelines. Currently, this law does not apply to private landlords, but the government plans to extend its standards through the Renters’ Rights Act extension, which is expected to be implemented by 2027.

How can private landlords prepare for the upcoming Renters’ Rights Act extension?
Private landlords can start preparing by upgrading insulation and ventilation in their properties to combat damp and mould issues. Establishing documented response protocols for tenant complaints about hazards will also help landlords meet the forthcoming legal requirements more smoothly.

What are the consequences for private landlords who do not comply with the Renters’ Rights Act extension?
While specific penalties are yet to be outlined, non-compliance with the Renters’ Rights Act extension is likely to result in serious legal repercussions, including fines and potential loss of rental income. Landlords must act now to avoid the pressures that social landlords faced during the initial implementation of Awaab’s Law.

Will tenants have new rights under the Renters’ Rights Act extension?
Yes, tenants will gain enhanced rights under the Renters’ Rights Act extension, including the ability to report issues like damp and mould with the expectation that landlords will respond within a defined timeframe. This shift aims to improve the overall quality of private rental housing.

What should private landlords do if they receive a complaint about damp or mould?
Upon receiving a complaint about damp or mould, landlords should have a documented response process in place. This should include a timeline for investigation and follow-up, ensuring that the issue is addressed promptly and thoroughly to comply with future legal standards.

In this series

Part 4 of 12 in Awaab’s Law: The Complete Guide for Landlords (2026) — timescales, phases, who it applies to, penalties, prevention.

• ⬅ Previous: Awaab’s Law Phase 2 Rollout: 2026 and 2027 Hazard Expansions
• ➡ Next: Tenant Lifestyle Myth: Why Landlords Must Fix Root Causes Under Awaab’s Law