For landlords with 1–30 properties in England.

Awaab’s Law consultation: what private landlords in England should do now

Reviewed and published 2026-10-19

What has changed for private landlords in England

The Ministry of Housing, Communities and Local Government (MHCLG) published a consultation on 9 October 2026 about extending Awaab’s Law to private rented tenancies in England. The consultation closes at 11:59pm on 18 December 2026.

This is a proposal and evidence-gathering exercise. It does not yet create new Awaab’s Law deadlines for private landlords. Regulations will be needed before the private-rented-sector requirements take effect, and the consultation says the earliest feasible implementation date would be 2027.

The practical reason to pay attention now is that the proposed rules would put clearer investigation and repair timescales around serious hazards. A landlord with a small portfolio can use the consultation period to check that reports, inspections, contractor instructions and completion evidence can be found quickly.

What the consultation is asking about

The government is seeking views on how the powers in the Renters’ Rights Act 2025 should work for private rented homes. The main questions for private landlords include:

which Housing Health and Safety Rating System (HHSRS) hazards should be covered;
how a potential significant hazard should be investigated and who is competent to assess it;
how quickly a landlord should make a significant or emergency hazard safe;
whether implementation should be phased, and which hazards should be prioritised; and
what the likely costs and practical effects would be for landlords, agents and contractors.

The consultation uses the social-housing requirements as a starting point. It gives examples of 10 working days to investigate a significant hazard, 5 working days to make it safe after the investigation, and 24 hours for an emergency hazard. Those are examples of the approach being considered for private renting, not deadlines currently imposed on private landlords by this consultation.

What to do before the consultation closes

Use the following short review for each property you let in England.

1. Find every open repair or hazard report

Search email, messages, inspection notes and contractor portals for reports mentioning damp, mould, leaks, cold, ventilation, electrical issues, fire risks or other safety concerns. Record when you first became aware of each issue and what action followed.

2. Check that the response record is complete

For each live issue, keep the tenant’s report, photographs or inspection findings, your acknowledgement, contractor instructions, appointments, invoices and completion evidence together. If a specialist opinion is needed, record why that person was suitable and what they advised.

3. Test your urgent-repair route

Write down who a tenant should contact outside normal hours, who can authorise an emergency visit and which contractors can attend quickly. Check that a managing agent, if used, has the same escalation route and can show you the record.

4. Separate making safe from preventing a repeat

Some defects need an immediate temporary measure followed by work to address the underlying cause. Your maintenance log should show both actions, the person responsible and the next review date. See the property maintenance log template and property inspection frequency guide for a simple way to structure this evidence.

5. Decide whether to respond to the consultation

Landlords and agents can answer the questions that apply to them. The consultation asks about portfolio size, repair arrangements, likely costs and the timescales that are practical in private renting. Read the official consultation and response options before submitting anything, and do not include sensitive personal data in a response.

What this means for day-to-day compliance

You do not need to apply the proposed private-sector Awaab’s Law timescales as if they were already in force. You should still deal promptly with serious hazards under your existing responsibilities, keep tenants informed and avoid assumptions that damp or mould is simply a tenant “lifestyle” issue. The consultation says the final regulations and guidance will determine the exact scope, thresholds, timescales and implementation date.

For a portfolio of 1–30 properties, a consistent record matters more than a complex system. A landlord compliance checklist can provide the recurring checks, while RentPilot’s landlord compliance software can help keep property tasks, documents and follow-up dates in one place.

Frequently asked questions

Is Awaab’s Law already in force for private landlords in England?

No. Awaab’s Law is already operating in social housing, but the private-rented-sector extension still needs regulations. The October 2026 consultation is asking how those regulations should work.

What is the deadline for the private-landlord consultation?

Responses must be submitted by 11:59pm on 18 December 2026. The deadline is for consultation responses, not a new repair deadline for private landlords.

Should I use the 10-day and 5-day timescales now?

Treat them as proposed reference points in the consultation, not as confirmed private-sector legal deadlines. Use the discussion as a prompt to test whether your reporting, investigation and repair process could evidence prompt action when a serious hazard is reported.

Will every repair be covered?

The consultation is considering serious hazards, including whether to cover all HHSRS hazards other than overcrowding and whether to phase the requirements. The final scope has not been decided.

*Last reviewed: 19 October 2026. This is practical information for landlords in England, not legal advice. Check the final regulations and official guidance when they are published.*

Sources

Extending Awaab's Law to private rented tenancies and to licences (checked 2026-10-19)
Extending Awaab's Law to private rented tenancies and to licences: consultation document (checked 2026-10-19)
Clampdown on dangerous homes to protect more tenants and families (checked 2026-10-19)

Related landlord resources

Practical information for landlords in England. This is not legal advice; check current official guidance for your circumstances.