Landlord and agent groups have urged the government to get the details right as it moves closer to implementing Awaab’s Law in the private rented sector, warning that new rules must be practical and enforceable.

It has launched a consultation into how the law will be introduced for private renters and what other property types might also be covered, such as temporary accommodation for homeless people and families, for young people leaving care and supported housing. The move could more than double the number of households protected by new timescales for repairs – from 4 million to about 9 million homes.

Protections around damp and mould were first introduced into the social sector in October 2025 and, subject to parliamentary approval, further serious hazards such as electrical hazards, excess cold and falls will be included from 30 November with a final phase introduced next year. Landlords have strict timetables for investigating issues and taking action.

NRLA

The NRLA says this consultation rightly recognises that there are important differences between the private and social rented sectors, but chief executive Ben Beadle (pictured left) adds that changing the law means nothing unless it is properly enforced without exception or favour, and irrespective of tenure. “For too long bad actors across the rental sectors have been able to ignore standards and regulations already in place because the chance of being held to account is too remote to cause concern,” says Beadle. “This must change.

“Alongside consulting on these measures, the government needs to deliver on its aspirations and put their words into action. All good landlords are united in the desire to root out those rogue and criminal operators who put tenants at risk and undermine the reputation of the compliant majority. More regulation alone will not achieve that.”

Propertymark

The consultation now needs to ensure the law works effectively in practice, according to Propertymark. Timothy Douglas, head of policy and campaigns (pictured right) says early identification, clear reporting routes and timely access to competent contractors will be vital, alongside properly diagnosing the underlying cause of damp and mould rather than relying on short-term fixes.

“Responsible landlords and agents want tenants to live in safe homes, and clear, workable requirements will help deliver that,” he adds. “Getting the detail right will be critical to ensuring these protections translate into faster action and, ultimately, safer homes.”

The government says that about one in 10 private rented homes have a hazard at the most serious level (category 1), which already requires landlords to act. The Renters’ Rights Act introduced fines of up to £7,000 if these serious dangers are found but Awaab’s Law will go even further by forcing quick action on them.

The consultation closes on 18 December.

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