THE PROPERTY FILTER TAKE
The government is consulting until 18 December 2026 on extending Awaab's Law, with fixed repair deadlines, to private rented tenancies in England.
The number that matters: under the social housing model it starts from, you would get up to 15 working days to make a significant hazard safe.
Consider timing how long your last damp or mould repair took, and you may wish to respond to the consultation before it closes.
Under Awaab's Law, a social landlord in England gets up to 15 working days to make a significant damp and mould hazard safe. That is 10 to investigate, then 5 to act, according to MHCLG's consultation of 9 October 2026. Private landlords could be next. The Ministry of Housing, Communities and Local Government (MHCLG) is consulting on extending Awaab's Law to private rented tenancies. It opened on 9 October 2026 and closes at 11.59pm on 18 December 2026.
What is the government consulting on?
The consultation document (MHCLG, 9 October 2026) applies to England only. It asks how Awaab's Law should work for private tenancies. It also asks whether to extend it to supported housing, temporary accommodation and care leaver accommodation occupied under licence (a right to occupy rather than a tenancy).
The power for tenancies sits in section 60 of the Renters' Rights Act 2025, and for licences in section 61. But nothing changes for private landlords yet. The consultation says regulations must first be made to set the detail, and legislation.gov.uk still marks section 60 as prospective. For background, see our earlier piece on damp and mould deadlines.
MHCLG says it does not expect Awaab's Law to add new repair duties. It would set timescales for repairs landlords already owe. It sees a case for covering every HHSRS hazard (the Housing Health and Safety Rating System, councils' risk tool) except overcrowding, which leaves 20 of the 21. Enforcement would run through an implied term (a clause the law writes into private tenancy agreements), so a tenant could sue for breach of contract.
How fast would you have to fix a hazard?
The consultation uses the social housing rules as its starting point and asks for views rather than fixing numbers. For a significant hazard, it offers 5, 10 or 15 working days to investigate. It then offers 3, 5 or 10 working days to make the home safe once the investigation concludes. Each question also has an "other" box for a different figure.
Here is the worked example. Say a tenant reports serious mould. On the social housing model of 10 plus 5, your outer limit to make it safe is 15 working days, about three working weeks. Pick the fastest options and it is 5 plus 3, or 8 working days. Pick the slowest and it is 15 plus 10, or 25 working days. Where further preventative works are needed, the social housing model requires a start, or steps towards one, within 5 working days and a physical start within 12 weeks.
Emergency hazards run on hours, with 12, 24 or 48 hours on the table. MHCLG also asks whether landlords should pay for temporary alternative accommodation when they cannot make a home safe in time, but it flags concerns about feasibility. That matters for the 45% of private landlords who own a single property. This sits on top of existing law. Since June 2026, councils can fine landlords up to £7,000 for failing to take reasonably practicable steps to keep homes free of category 1 hazards. Category 1 is the most dangerous HHSRS level.
When could Awaab's Law apply to private rentals?
There is no start date yet. The consultation says the earliest feasible date would be 2027, and lists 2027, 2028 and 2029 as options. It also asks whether the private landlord ombudsman, which the government expects from 2028, should be running first. Its impact assessment assumes three phases in 2028, 2029 and 2030, but that is a working assumption, not a decision.
If you use an agent, this part matters. MHCLG notes the landlord would remain ultimately liable, and landlords may need new contracts with their agent to meet the timescales. You may wish to review those arrangements alongside our business and systems hub.
The impact assessment puts familiarisation costs for private landlords at £87.3 million over ten years, in present-value terms. Sending tenants inspection and repair information comes to £335.1 million on the same basis. Before you respond, you may wish to speak to a solicitor or your letting agent about your current repair records. Our free property resources are a useful place to start your compliance checklist.
Key takeaways
MHCLG's consultation on extending Awaab's Law to private rented tenancies in England closes at 11.59pm on 18 December 2026.
On the social housing model, a private landlord would get up to 15 working days to make a significant hazard safe: 10 to investigate and 5 to act.
The listed options run from 8 to 25 working days for a significant hazard, and 12 to 48 hours for an emergency hazard.
No start date is set; the consultation names 2027 as the earliest feasible year and lists 2027, 2028 and 2029 as options.
Section 60 of the Renters' Rights Act 2025, which carries the power, is still marked as prospective on legislation.gov.uk.
Frequently asked questions
Does Awaab's Law apply to private landlords now?
What timescales are being considered?
When could the rules start?
Does it apply in Scotland or Wales?
How can I respond?
