Clock's ticking: what the Awaab's Law consultation means for private landlords

For the last year, the question about Awaab's Law and private landlords has been "when?". We now have the first real answer: the government has published its consultation on extending the law to private rented homes, and it closes on 18 December 2026.

Nothing changes for private landlords yet. But the consultation shows the shape of what's coming, the deadlines being considered, and the earliest it could start. Here's what it says, and what you can sensibly do now.

A quick reminder: what Awaab's Law is

Awaab's Law is named after Awaab Ishak, the two-year-old who died in 2020 from a respiratory condition caused by prolonged exposure to mould in his family's social housing flat. It already applies to social landlords. It sets fixed, legally binding timescales for investigating and fixing hazards in a tenant's home, starting with damp and mould and emergency hazards.

The Renters' Rights Act 2025 gives the government the power to apply the same principle to private landlords. The consultation is the next step.

What's being proposed

Rather than setting a single answer, the consultation asks for views on a range of options for each deadline. For comparison, the social housing rules are shown in brackets.

• Investigate a potential significant hazard: within 5, 10 or 15 working days (social housing: 10).
• Give the tenant a written summary of what you found: within 1, 3 or 5 working days, or not at all (social housing: 3).
• Make a significant hazard safe: within 3, 5 or 10 working days (social housing: 5).
• Start longer-term preventative works: within 3, 5 or 10 working days, with up to 12 weeks to physically begin.
• Investigate and make safe an emergency hazard: within 12, 24 or 48 hours (social housing: 24).

Whichever options are chosen, the direction is clear. Once a tenant reports a problem, the clock starts, and you'll need to show what you did and when.

When could it start?

Not before 2027. The consultation asks whether it should begin in 2027, 2028 or 2029, and whether it makes sense to wait until the new Private Rented Sector Landlord Ombudsman is up and running, which is expected in 2028. Either way, there is time to prepare, but not so much that it can be left until the last minute.

Should you respond?

If you're a landlord or letting agent, yes. These are the deadlines you and your contractors will be working to, and the consultation specifically asks how practical they are for private landlords, many of whom own one or two properties and don't have a maintenance team on call. You can find it by searching "Awaab's Law private rented sector consultation" on GOV.UK. Responses close at 11.59pm on 18 December 2026.

A useful point to make, whatever your view: the timescales only work if landlords can get a competent contractor in to investigate quickly, and if tenants give access when asked. Both are worth saying.

How to get ahead of it now

The landlords who will find Awaab's Law easiest are the ones who already handle damp and mould well. That means:

• Treating every report seriously. "It's just condensation, open a window" is the response the law was written to stop. Some of it will be condensation, but you need to look before you decide.
• Finding the cause, not just cleaning the mould. A leaking pipe, a failed extractor fan, a blocked gutter or missing insulation will bring the mould straight back. Our guide Is it damp, condensation or mould? explains the difference.
• Keeping a record. When the report came in, when someone visited, what they found, what was done, with photos. Under Awaab's Law, your records are your defence.
• Telling the tenant what's happening. A short written update after an inspection is likely to become a legal requirement. It's good practice already.
• Fixing the known weak spots this winter. Bathroom and kitchen extractor fans that don't work, bedrooms with no ventilation, and heating that tenants can't afford to run are where most damp and mould complaints start.

For the full timeline of the Renters' Rights Act, the landlord database and Awaab's Law, see our landlord law changes page.

How we can help

We investigate damp and mould in tenanted homes across London, find the cause, put it right, and send you a written report with photographs, which is exactly the kind of evidence Awaab's Law will expect. If you have a property with a recurring problem, now is a good time to deal with it, before the deadlines become law. Give us a call on 020 7993 8277 or email info@lapps.co.uk.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. The proposals described are subject to consultation and may change before any regulations are made. We recommend referring to official government guidance or seeking legal advice for your specific circumstances. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.