If you’re a private landlord, you may have heard of Awaab’s Law and the Decent Homes Standard in the context of social housing. What you may not know is that both are being extended to the private rented sector under the Renters’ Rights Act. While the timelines are longer than for the reforms already taking effect in May 2026, these changes signal a clear direction of travel: the government is raising the bar on property standards for all landlords, and the expectations will be legally enforceable.
Understanding what’s coming, and starting to prepare now, puts you in a far stronger position than waiting until deadlines are imminent.
What Is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old boy who tragically died in December 2020 following prolonged exposure to mould in his family’s social housing flat in Rochdale. His death exposed serious failures in how housing hazards were being handled, and the resulting legislation introduced legally binding timeframes for landlords to investigate and repair dangerous conditions.
The law came into force for social landlords on 27 October 2025. Under the current social housing requirements, landlords must address emergency hazards within 24 hours, investigate potential damp and mould hazards within 10 working days, and make properties safe within five working days of confirming a significant risk.
The requirements are being expanded in phases: additional hazards including excess cold and heat, falls, fire, and electrical risks will be covered from 2026, with all remaining HHSRS hazards (excluding overcrowding) included by 2027.
How Will Awaab’s Law Apply to Private Landlords?
The Renters’ Rights Act includes powers to extend Awaab’s Law to the private rented sector, though no specific implementation date has been confirmed yet. The government has committed to consulting on the details of how the law will apply, acknowledging that there are “important differences between private and social landlords, such as the average size of property portfolios.”
What this means in practice is that private landlords will eventually be subject to similar fixed timeframes for investigating and resolving hazards. The consultation will determine the specifics, but the direction is clear: if a tenant reports a serious hazard such as damp or mould, you will be legally required to respond within set timescales. Failure to do so could result in enforcement action, compensation claims, and reputational damage.
For landlords who already respond promptly to maintenance issues, this shouldn’t represent a dramatic change in practice. But for those who have been slower to act on reported problems, the legal consequences of delay will become significantly more serious.
What Is the Decent Homes Standard?
The Decent Homes Standard (DHS) has applied to social housing since 2001, setting minimum criteria for the condition, repair, and facilities of rented homes. The government confirmed in January 2026 that a reformed version of the standard will apply to the private rented sector from 2035 at the latest.
Under the new DHS, a decent privately rented home will need to meet five criteria: it must be free from Category 1 hazards under the HHSRS; key building components (walls, roofs, windows, heating systems) must be in a reasonable state of repair; the property must have reasonable facilities and services including adequate kitchens, bathrooms, and noise insulation; it must provide a reasonable degree of thermal comfort; and it must be free from damp and mould beyond the mildest levels.
The government has confirmed that age-based replacement rules for kitchens and bathrooms, which were part of the original social housing standard, will not apply in the same way. Instead, the focus will be on the condition and functionality of fittings rather than how old they are. Plans to mandate floor coverings at the start of every tenancy have also been dropped. Non-compliance with the DHS will constitute a criminal offence, carrying fines and, in severe cases, a banning order.
Why 2035 Still Matters Now?
A 2035 deadline might feel distant, but there are good reasons not to treat it as something to worry about later. Currently, 21% of privately rented homes in England fail to meet the Decent Homes Standard, and approximately one in eight contains at least one Category 1 hazard. If your property falls into either category, the investment required to bring it up to standard will be better managed over several years than rushed as a deadline approaches.
The government has also been explicit that the extended timeline accounts for other reforms landlords will need to implement first, including Awaab’s Law, new Minimum Energy Efficiency Standards (with EPC C expected by 2030), and the broader Renters’ Rights Act changes. Stacking all of these upgrades into a short window would be both costly and disruptive.
Proactive landlords who begin assessing their properties now, addressing damp issues, improving insulation, and maintaining building components in good repair, will spread the cost more effectively and avoid the price inflation that typically accompanies regulatory deadlines when every landlord is competing for the same contractors.
What You Can Do Now?
Start with a clear-eyed assessment of your property’s current condition. Are there any damp or mould issues that haven’t been fully resolved? Are key building components in good repair? Does the property provide adequate thermal comfort, or are there insulation gaps that will need addressing before the EPC and DHS deadlines converge?
Establish clear processes for responding to tenant-reported hazards. Even before Awaab’s Law formally applies to the private rented sector, a proactive approach to maintenance protects you legally, reduces the risk of costly emergency repairs, and supports longer tenancies with fewer void periods.
If you’re unsure where your property stands, a professional letting agent can conduct a thorough assessment and help you plan any necessary improvements in a way that’s financially manageable and strategically timed.
At Slater & Brandley, we help Nottingham landlords stay ahead of regulatory changes rather than scrambling to catch up. Whether you need a property condition assessment, advice on upcoming standards, or comprehensive management that keeps your property compliant and your tenants satisfied, get in touch with our team today.
Leave A Comment