Awaab’s Law & the Private Rented Sector
How the extension to private rentals changes your obligations — what is different, when it comes into force, and how to prepare.
Written by Liam Jagger, MouldPros Editorial Team
What's changing for private landlords
The Renters' Rights Act 2025 will extend Awaab's Law to all private rented properties in England. Private landlords will face similar legal timeframes to social housing landlords: investigate significant hazards within 10 working days, provide written findings within 3 working days, and complete safety works within 5 working days of the investigation concluding (24 hours for emergencies). There is no opt-out — it will apply to all tenancy types and all existing tenancies. This is a later phase of the Act's rollout, and the government has said it will consult on the exact private-sector timeframes — no commencement date has been confirmed yet.
Why Is Awaab’s Law Being Extended to Private Rentals?
Direct answer
Damp and mould are widespread across the private rented sector — particularly in older housing stock. The government concluded that the same protections available to social housing tenants should apply to all renters, regardless of who their landlord is. The Renters' Rights Act 2025 implements this extension.
According to the English Housing Survey, around 13% of private rented homes have a damp problem — significantly higher than the rate in owner-occupied properties. Older pre-war and post-war housing stock, which makes up a disproportionate share of the private rental market, is particularly susceptible to rising damp, penetrating damp, and condensation mould.
The government’s position is straightforward: a tenant renting privately has the same right to a hazard-free home as a social housing tenant. The existing patchwork of legislation (the Housing Health and Safety Rating System, the Homes (Fitness for Human Habitation) Act 2018) was not producing fast enough remediation. Awaab’s Law imposes fixed timeframes and direct enforcement.
The extension also reflects the political reality that the private rented sector has grown significantly over the past two decades — now housing approximately 4.6 million households in England, including a large number of families with children.
What Specifically Changes for Private Landlords?
Direct answer
Private landlords will gain new statutory obligations with fixed timeframes, mandatory written reporting to tenants, and council enforcement powers. This replaces reliance on tenants taking civil action — councils will be able to issue financial penalties directly.
| Before Awaab’s Law | After Awaab’s Law |
|---|---|
| No statutory timeframe for responding to mould reports | Must investigate within 10 working days (24 hours for emergencies) |
| No obligation to provide tenants with written findings | Must provide written investigation report to tenant within 3 working days |
| No fixed deadline for completing remediation | Must complete safety works within 5 working days of the investigation concluding |
| Limited enforcement — reliant on tenant taking legal action | Council enforcement powers with financial penalties for non-compliance |
| Verbal complaints could be ignored or disputed | All reports (written or verbal) must be logged and acted on |
When Does Awaab’s Law Come Into Force for Private Rentals?
Direct answer
No date has been confirmed yet. The Renters' Rights Act 2025 is now law, but the Awaab's Law extension to private rentals is part of Phase 3 of the Act's rollout. The government has said it will consult on implementation details — including specific timeframes — before setting a commencement date. Check GOV.UK for the latest.
Important notice
The Renters’ Rights Act 2025 has received Royal Assent and is now law. However, the Awaab’s Law extension to private rentals is part of Phase 3 of the Act’s implementation — the government has not yet set a commencement date. MouldPros recommends checking GOV.UK for the latest updates, and beginning to prepare your compliance processes now. This content was last reviewed July 2026.
Landlords who already have good processes in place for handling damp and mould complaints will find the transition straightforward. The key change is formalising those processes — logging reports, documenting responses, and meeting the specific timeframes — rather than making large operational changes.
Landlords who currently have no formal process for handling damp and mould reports should begin building one now. The two main things to establish immediately are: a reliable process for logging tenant reports, and a relationship with at least one qualified local specialist you can call on quickly.
How Should Private Landlords Prepare Now?
Direct answer
Landlords should act before the law comes into force: establish a written process for logging tenant reports, identify a qualified local specialist who can respond within 10 working days, and review any properties with known damp or mould issues now. Early action reduces risk and builds a positive compliance record.
Review your current properties
Identify any properties with existing damp or mould issues and arrange an inspection now. Remediating proactively — before a tenant reports — puts you in a much stronger compliance position.
Set up a report logging system
This doesn't need to be sophisticated. A shared spreadsheet or a simple email folder labelled 'Damp and Mould Reports' with a note of the date received is sufficient. What matters is that you can evidence when you received each report.
Find and vet a local specialist
Use MouldPros to find a PCA-accredited or CSRT-qualified contractor in your area. Check they can typically respond within 7–10 days and ask them about their reporting process — you need a written inspection report, not just a verbal quote.
Update your tenant welcome information
Tell new tenants explicitly how to report damp or mould (email address, phone number, or an online form) and what your process is. This reduces the chance of tenants going directly to the council before you have had a chance to respond.
Find a Specialist Before You Need One Urgently
The landlords who struggle with Awaab’s Law timeframes are the ones who try to find a contractor after a report comes in. Find and vet a qualified specialist now, when you have time to be selective.
Frequently Asked Questions About Awaab's Law in the Private Rented Sector
- Does Awaab's Law apply to all private tenancies?
- Yes, once it comes into force for private landlords. The Renters' Rights Act 2025 is now law, but the Awaab's Law extension to the private rented sector is Phase 3 of the Act's rollout, with no confirmed commencement date yet. When it does take effect, it will apply to all residential tenancies in England — including assured shorthold tenancies, regulated tenancies, and HMOs. There is no minimum portfolio size or exemption for small landlords.
- Will Awaab's Law apply to existing tenancies or only new ones?
- The government has indicated the extension will apply to all tenancies — both existing and new — from a single commencement date. Unlike some housing legislation reforms, it is not expected to be phased in for existing tenancies. Landlords should prepare on the basis it will apply to all their current properties.
- What is the difference between Awaab's Law and the Homes Act 2018?
- The Homes (Fitness for Human Habitation) Act 2018 gave tenants the right to take civil action if their home was unfit for habitation. Awaab's Law goes further — it imposes statutory timeframes on landlords, and enforcement is not reliant on tenants bringing legal claims. Councils can enforce and issue penalties directly.
- Does Awaab's Law apply in Scotland and Wales?
- No. Awaab's Law and the Renters' Rights Act 2025 apply to England only. Scotland and Wales have separate housing legislation. Scottish landlords are governed by the Housing (Scotland) Act and the repairing standard. Welsh landlords are regulated under the Renting Homes (Wales) Act 2016. Contact your devolved housing authority for guidance.
- Can a tenant report a landlord under Awaab's Law before it comes into force?
- Not yet — for private landlords, Awaab's Law has not yet commenced, although the Renters' Rights Act 2025 has received Royal Assent. Tenants already have remedies available under existing law (HHSRS, the Homes Act 2018) if their landlord fails to address damp and mould. Once the private rented sector extension of Awaab's Law comes into force, the new timeframes and council enforcement powers will apply.