Awaab's Law and private landlords

Awaab's Law does not apply to private landlords in England yet. The Renters' Rights Act 2025 contains the power to extend it to private rentals, but that part is not in force, and the government is consulting until 18 December 2026 on how and when to do it. The options for a start date are 2027, 2028 or 2029. Hazards in rented homes are already enforceable under today's rules.

Does Awaab's Law apply to private landlords?

Not yet. Awaab's Law already applies to social housing. Sections 60 and 61 of the Renters' Rights Act 2025 extend it to private rented homes in England, by inserting new hazard-remedy duties into the Landlord and Tenant Act 1985. On 25 October 2026, legislation.gov.uk shows section 60 as not in force.

The detail will come from regulations. On 9 October 2026 the government published a consultation, "Extending Awaab's Law to private rented tenancies and to licences", which closes on 18 December 2026. No decision has been made.

This covers England only. Wales, Scotland and Northern Ireland have their own rules on housing conditions.

When could Awaab's Law start for private rentals?

Source	What it says
The consultation	The earliest feasible start is 2027
Consultation question 30	Offers 2027, 2028 or 2029 as start dates
The impact assessment	Assumes the duties are phased in during 2028, 2029 and 2030
Decision	Not yet made

So the earliest realistic date is 2027, and parts may not apply until 2030. We'll update this page when the government confirms the date.

What will it require of landlords?

The Act sets the framework: landlords of private rented homes will have duties to deal with hazards in the home. Which hazards are covered, what landlords must do and how quickly will be set in regulations after the consultation.

Be wary of guides that state firm private-sector timescales today. Until the government responds to the consultation and makes the regulations, any timescales for private landlords are proposals, not law.

What applies to hazards today?

You don't have to wait for Awaab's Law to be held responsible for hazards. These rules already apply:

• HHSRS. Councils assess hazards in rented homes under Part 1 of the Housing Act 2004, the Housing Health and Safety Rating System.
• Category 1 hazard penalty. Since 22 June 2026, a council can impose a civil penalty of up to £7,000 for a Category 1 hazard where removing it was reasonably practicable.
• Improvement notices. Failing to comply is a Housing Act 2004 offence, with a civil penalty of up to £40,000 for conduct on or after 1 May 2026.
• Fitness and repairs. Your duties under sections 9A and 11 of the Landlord and Tenant Act 1985, which the written statement for a new tenancy must explain.
• Disrepair counterclaims. A tenant can counterclaim for disrepair in a possession claim, which can bring rent arrears below the Ground 8 threshold.

From 2035, the Decent Homes Standard is also expected to require private rented homes to be free of damp and mould.

How Awaab's Law fits with the other changes still to come

Three future changes all touch property conditions and complaints. They run on different timetables:

Change	What it covers	Expected timing	Status on 25 October 2026
Awaab's Law for private rentals	Hazard-remedy duties added to the Landlord and Tenant Act 1985	2027, 2028 or 2029 (consultation options)	Under consultation until 18 December 2026
Landlord ombudsman	A redress scheme for tenants' complaints	2028 (roadmap)	Framework regulations in force; membership not required
Decent Homes Standard	Five minimum criteria, including freedom from damp and mould	2035 (policy statement)	Regulations not made

A single, well-kept record of reports, inspections and repairs will serve all three, and it already helps today if a council investigates or a tenant counterclaims.

How to prepare: a hazard response routine

A clear routine now will make it much easier to comply with whatever the final rules require, and it protects you today:

1. Give tenants a written way to report problems, such as a dedicated email address, and tell them about it at move-in.
2. Log every report with the date, what the tenant described and any photos they sent.
3. Inspect promptly and write down what you found, with your own photos.
4. Fix the cause, not just the symptom. For damp and mould that may mean leaks, ventilation or heating, not only cleaning and repainting.
5. Update the tenant in writing with what you will do and when.
6. Keep the evidence: invoices, contractor reports and follow-up photos.
7. Review properties with a history of problems before winter.

Councils can already demand information and documents under the Act's investigatory powers, so a good log is your best evidence. See council powers and inspections.

Watch out: a tenant's complaint about a hazard that goes unanswered is a risk now, through council enforcement and in any possession claim. Don't treat it as something to deal with once Awaab's Law arrives.

What to do next

If you want a say in how Awaab's Law works for private landlords, respond to the GOV.UK consultation before 18 December 2026. Meanwhile, keep your safety certificates and repair records in order; our compliance reminders track certificate dates for each property. For other changes still to come, see the landlord ombudsman or the Renters' Rights Act hub.