Awaab's Law Is Expanding: What Private Landlords Need to Prepare For

Awaab's Law has already changed how social landlords respond to serious housing hazards. Now, the government is looking to extend similar protections to the private rented sector, with a new consultation launched in October 2026.

For private landlords, property managers and organisations responsible for larger rental portfolios, the proposed changes could have significant implications for how damp, mould and other housing hazards are investigated, recorded and resolved.

While the final requirements are still being developed, there is a clear message for the sector: responding to hazards quickly and addressing their underlying causes is becoming an increasingly important part of responsible property management.

What is changing with Awaab's Law?

Awaab's Law was introduced following the death of two-year-old Awaab Ishak, who died after prolonged exposure to damp and mould in his family's social housing home.

Since October 2025, social landlords in England have been subject to specific timescales for responding to emergency hazards and significant damp and mould hazards.

On 9 October 2026, the government launched a consultation on extending Awaab's Law to private rented tenancies. It is also considering how the requirements could apply to certain accommodation occupied under licence, including supported housing, temporary accommodation and care leaver accommodation.

The consultation covers:

• How Awaab's Law requirements should apply to private landlords

• Which hazards should be covered and how they should be assessed

• Appropriate investigation and repair timescales

• How the requirements should be enforced

• How protections could extend to certain types of licensed accommodation

The consultation closes on 18 December 2026 and applies to England. The specific private rented sector requirements are not yet in force and will depend on the regulations introduced following consultation.

Why this matters for private landlords

For landlords managing individual properties or larger portfolios, the proposed extension could require more structured processes for responding to hazards.

Damp and mould is a particularly important example. Many properties experience recurring problems during the colder months, but repeated surface treatments are unlikely to resolve issues caused by poor ventilation, thermal bridging, inadequate insulation or moisture entering through the building fabric.

As expectations around investigation and remediation increase, landlords will need to demonstrate that complaints are taken seriously and that appropriate action is supported by a proper understanding of the building.

A good starting point is to review how existing complaints are handled. Are issues investigated promptly? Are findings documented? Are repairs checked afterwards? Is there a clear process for identifying recurring problems?

These questions are relevant now, regardless of when the proposed legal changes take effect.

Understanding the root cause of damp and mould

One of the biggest challenges in addressing damp and mould is that visible symptoms do not always reveal the underlying cause.

A patch of mould around a window could be linked to thermal bridging, condensation or inadequate ventilation. Damp at the base of an external wall might indicate water ingress, plumbing defects or other moisture problems. In some properties, several factors may be contributing at once.

This is why a proper assessment matters.

Depending on the condition of the building, investigations may need to consider:

• Ventilation provision and performance

• Insulation levels and thermal bridging

• Roofs, gutters, drainage and external defects

• Existing cavity wall insulation

• Internal humidity and surface temperatures

• Heating provision and patterns of use

• Previous repairs and recurring complaints

Understanding the cause allows landlords to plan an appropriate solution rather than repeatedly treating the symptoms.

What should landlords be doing now?

Although the private rented sector requirements remain under consultation, landlords can begin preparing by reviewing their current systems and the condition of their housing stock.

Useful steps include:

• Reviewing historical damp, mould and repair complaints

• Identifying properties with recurring or unresolved hazards

• Checking investigation, reporting and communication procedures

• Commissioning appropriate technical surveys where needed

• Planning ventilation and fabric improvements for higher-risk properties

• Keeping clear records of investigations, decisions and completed works

For larger portfolios, this information can also feed into future retrofit strategies, planned maintenance programmes and investment planning.

The important point is to avoid waiting until hazards become urgent or new deadlines apply before developing a structured approach.

How Target Green Can Help

Target Green supports landlords, housing providers, councils and contractors with design-led retrofit services across the UK.

You can download our free Awwab's Law Landlords Checklist to help you get started:

Awaabs Law Landlord Checklist TargetGreen.pdf

Download PDF • 254KB

Our team can assist with retrofit assessments, technical investigations, ventilation and fabric improvement strategies, PAS 2035 design and coordination, and practical advice on improving existing housing stock.

If you are reviewing your properties in light of the proposed extension of Awaab's Law, Target Green can help identify building performance risks and develop appropriate, long-term improvements.

Regulatory note: This article reflects the consultation position as of October 2026 and is general guidance rather than legal advice. The proposed private rented sector requirements are not yet in force.