Awaab’s Law Summary: What East London Private Landlords Need to Know

Damp and mould present a serious health hazard, and the rules governing how quickly landlords must act are tightening fast. Awaab’s Law is already in force for social housing, and while there’s no confirmed date yet for when it will apply to private landlords, the direction of travel is clear.

East London landlords who get ahead of it now will be far better placed than those who wait for the legislation to force their hand.

Quite rightly, damp and mould are already on the radar for local authorities in East London. Greenwich Council estimated it was the most common hazard found during investigations of private rented properties for the year to March 2022, based on Freedom of Information requests submitted by campaign group Generation Rent. Greenwich and Brent Councils received hundreds of related reports over the same period. With reform on the way, East London landlords need a clear picture of what’s coming, and what isn’t confirmed just yet.

This Awaab’s Law summary explains where things currently stand, what’s likely to change, and how landlords across Bromley, Whitechapel, Wapping, Bethnal Green, London Docklands, Canary Wharf and the wider area can prepare.

What is Awaab’s Law?

In 2020, two-year-old Awaab Ishak died from a severe respiratory condition caused by prolonged exposure to black mould in his family’s social housing flat. Despite repeated complaints from his parents, the landlord failed to act. The tragedy led to a sustained campaign by Awaab’s family, Shelter and the Manchester Evening News, ultimately resulting in Awaab’s Law – a set of legally binding timeframes requiring landlords to investigate and fix serious hazards quickly, rather than leaving tenants to live with dangerous conditions indefinitely.

Does Awaab’s Law apply to private landlords?

No, not yet. Awaab’s Law currently applies only to social landlords, meaning registered providers of social housing such as local authorities and housing associations. It came into force for that sector on 27 October 2025 under the Social Housing (Regulation) Act 2023.

The Renters’ Rights Act 2025 has created the legal framework to extend equivalent duties to private landlords with assured tenancies, alongside a related but separate reform: the Decent Homes Standard, which sets broader minimum quality requirements for rented homes. However, creating the framework is not the same as ‘switching the rules on’. The extension to the private rented sector will only happen once the Government has consulted on the specific timeframes and brought the necessary regulations into force.

When will Awaab’s Law apply to private landlords?

This is the question every East London landlord is asking – and right now, there’s no firm answer.

Awaab’s Law is being rolled out to social housing in phases:

Phase	Coverage	Status
Phase 1	Damp, mould and emergency hazards	In force since 27 October 2025
Phase 2	Wider Category 1 hazards (e.g. excess cold/heat, structural issues)	Expected through 2026
Phase 3	Remaining HHSRS hazards	Expected 2027

The extension to the private rented sector is a distinct, later strand of the Renters’ Rights Act. The Government has confirmed its intention to extend Awaab’s Law to private landlords, but has been explicit that the timeframes, the hazards covered first, and the implementation date will all be subject to further consultation before the rules come into force.

Several legal and industry commentators now estimate that 2027 is the earliest realistic date, while the ministerial forward hints at a much later date. This is what Matthew Pennycook, the Housing Minister, stated as part of his comments on the reformed DHS:

“The new DHS will apply from 2035 in both the social and private rented sectors, at which point regulation and enforcement against these standards by the Regulator of Social Housing and local authority housing teams will begin. This timeframe will allow landlords time to implement other regulatory changes, including Awaab’s Law…”

The implication is that it will be at least 2035 before Awaab’s Law is fully implemented in the Private Rented Sector – but it certainly could be earlier. As stated elsewhere in the same document:

“…we have decided that all rented properties will be required to meet the new DHS by 2035 at the latest” The ‘at the latest’ part implies that earlier implementation for the DHS – and Awaab’s Law – could be earlier than this.

Awaab’s Law explained for East London landlords – The Potential Framework

The rules below are the current social housing requirements for Awaab’s Law, not the confirmed requirements for the private rented sector – so let’s be clear on that. They’re not yet legally binding on private landlords, but they offer the clearest preview available of what’s likely to be expected once the PRS extension lands, so it’s worth understanding them now rather than waiting.

1. Mandatory timeframes for repairs

Landlords are already legally required to make essential repairs under the Landlord and Tenant Act 1985, but Awaab’s Law introduces much stricter, fixed deadlines for investigating and fixing specific hazards like mould, damp and leaks. For social landlords, the timeline runs as follows:

• Initial response: Hazards must be investigated within 10 working days of the tenant’s complaint
• Report: Tenants must receive a written summary of the investigation’s findings within 3 working days
• Start of repairs: If the hazard is confirmed, repair work must begin within 7 calendar days of the inspection
• Completion: Repairs must be completed within a reasonable timeframe — typically interpreted as no more than 21 calendar days in total, depending on severity
• Emergency repairs: A target timescale of 24 hours applies for emergency hazards, such as gas leaks or loss of water supply

If repairs can’t be completed in time, the landlord is expected to offer suitable alternative accommodation at their own expense — rather than leaving tenants to stay with family or friends indefinitely while works are completed.

2. Applies to Category 1 hazards (serious hazards)

Awaab’s Law currently covers damp and mould hazards and other emergency repairs in social housing. From 2026, the same requirements are expected to extend to further hazards defined under the Housing Health and Safety Rating System (HHSRS), which is the framework used to assess risk of harm in rented homes.

Category 1 hazards likely to be added include excess cold, excess heat, leaks, structural issues, asbestos, fire risk, electrical hazards, and hygiene and food safety issues. By 2027, the rules are expected to extend further still, eventually covering most remaining HHSRS hazards.

None of this currently applies in the private rented sector, but it’s a strong indicator of the hazard categories private landlords should expect to be brought into scope eventually.

3. Tenant communication now essential

Awaab’s Law requires social landlords to keep tenants informed in writing, covering:

• What action is being taken
• The expected start and completion dates of remedial work
• Contact details for repairs and escalation

Landlords must keep records of all correspondence and actions taken to demonstrate they’ve met this standard.

4. Record-keeping obligations

Good record-keeping has always been wise practice – Awaab’s Law makes it an explicit expectation. Landlords should be maintaining:

• Inspection reports
• Photos of hazards
• Repair timelines
• Tenant communications

With strict timelines to meet, demonstrating what was done and when is essential. If a tenant won’t grant access for an inspection or repair, landlords are expected to make at least three documented attempts to arrange access at reasonable times — records of these attempts can help show the landlord met their obligations as far as reasonably possible.

5. Penalties for non-compliance

In the social housing sector, failure to comply with Awaab’s Law can result in legal enforcement, fines, and compensation to tenants, with social landlords also facing regulatory scrutiny from the Regulator of Social Housing.

For private landlords, once equivalent duties eventually take effect, enforcement is expected to sit with local authorities rather than a housing regulator. Councils are likely to be given powers to issue improvement notices, impose civil penalties for serious or repeated breaches, and prosecute landlords who consistently fail to act. This is a notably different enforcement route from the social housing model, but one that carries real financial risk for private landlords who ignore the writing on the wall.

How can East London landlords prepare now?

Waiting for a confirmed date before taking damp and mould seriously is a risky strategy, not least because tenants, lenders and insurers are increasingly aware of the issue regardless of what the law currently requires. Steps worth taking now include:

• Treat every damp or mould report as urgent, regardless of whether a legal deadline currently applies
• Keep dated records and photos of every inspection, repair and piece of correspondence with tenants
• Line up reliable contractors who can respond quickly, so you’re not scrambling once firm deadlines do apply
• Budget for proactive surveys on older or higher-risk properties, rather than waiting for a complaint to trigger action

This is exactly the kind of administrative load that a good managing agent absorbs on a landlord’s behalf. Wextons’ property management service is built to handle inspection scheduling, contractor coordination and record-keeping as a matter of course – so when the PRS rules for Awaab’s Law do land, our managed landlords won’t be starting from scratch.

How does Awaab’s Law relate to the Decent Homes Standard?

The two reforms are closely linked but distinct. Awaab’s Law sets fixed timeframes for investigating and fixing specific hazards once they’re reported. The Decent Homes Standard, by contrast, sets broader minimum quality requirements for a rented home, covering things like heating, modern facilities, and freedom from damp and mould as a baseline condition, rather than a response timeline.

Both currently apply only to social housing, and both are due to extend to the private rented sector under the Renters’ Rights Act. Private landlords should expect to see updates on both move in parallel, though as with Awaab’s Law, the exact PRS implementation date for the Decent Homes Standard has also not yet been confirmed.

What counts as a Category 1 hazard?

Category 1 hazards are the most serious risks assessed under the Housing Health and Safety Rating System, and they’re the hazards Awaab’s Law prioritises first. Examples landlords should be aware of include:

• Excess cold or excess heat
• Damp and mould
• Structural collapse or instability
• Fire risk
• Electrical hazards
• Asbestos and other contaminants
• Gas leaks and carbon monoxide risk

Understanding this list now gives landlords a head start on identifying which of their properties might need attention before the private sector rules eventually take effect.

Get Awaab’s Law-ready with Wextons

As an East London landlord, there’s a lot to stay on top of, but help is at hand. Contact Wextons to find out more about preparing for Awaab’s Law, alongside guidance on rent increases and landlord licensing across the property market in Bromley, Whitechapel, Wapping, Bethnal Green, London Docklands, Canary Wharf and beyond. You can also explore our recent development at Elektron Tower.

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