The Government is taking further steps to extend Awaab’s Law to private rented homes in England, with a new consultation exploring how the rules should work for landlords and tenants. The proposals could introduce clearer deadlines for investigating and addressing serious housing hazards, making it important for landlords to understand what may lie ahead.
The consultation opened on 9 October 2026 and closes on 18 December 2026. Although the extension is provided for under the Renters’ Rights Act 2025, the detailed requirements for private landlords still need to be confirmed.
What Is the Government Proposing?
Awaab’s Law was introduced in social housing in October 2025, requiring social landlords to respond to certain hazards within specified timescales. The Government is now consulting on how similar protections should apply to private rented tenancies.
The proposals consider which hazards should be covered, how quickly landlords should investigate reported problems, what action should be required to make properties safe and when the new rules should take effect.
Damp and mould remain an important concern, but the consultation also considers extending the requirements to other serious hazards. These could include excessive cold or heat, electrical dangers, fire risks, structural problems and hazards involving falls or poor domestic hygiene.
The aim is to help ensure tenants are not left living in unsafe conditions while waiting for their landlord to act. However, the precise scope and timescales for private rentals have yet to be finalised.
How Could the Changes Affect Private Landlords?
If the proposals proceed, landlords may face clearer legal deadlines for responding to reports of serious hazards. This could mean reviewing existing maintenance procedures, ensuring complaints are dealt with promptly and arranging inspections or repairs without unnecessary delays.
Landlords who rely on letting agents or external contractors should also consider how maintenance requests are passed between parties. Using an agent does not necessarily remove the landlord’s responsibility for meeting their legal obligations, so it is important to establish clear processes and understand who is responsible for taking action.
The potential financial implications are also worth considering. Emergency repairs, specialist inspections and remedial work can place pressure on a property maintenance budget, particularly where problems have been allowed to develop. Identifying issues early may help prevent more extensive damage and disruption.
The Government has indicated that 2027 is the earliest feasible implementation date for the private rented sector. However, this is not a confirmed start date, and the consultation is seeking views on the appropriate timing and approach.
How Should Landlords Prepare?
While the final requirements are still being developed, landlords do not need to wait for the consultation to conclude before reviewing their approach to property safety.
Regular inspections can help identify developing problems, including leaks, poor ventilation, defective heating and signs of damp. Where tenants report concerns, landlords should acknowledge them promptly, investigate the underlying cause and keep clear records of the action taken.
It is also sensible to retain copies of inspection reports, repair invoices, contractor communications and correspondence with tenants. These records can help demonstrate how a reported problem was handled and identify any outstanding work that needs attention.
Landlords should ensure they have access to reliable contractors and sufficient funds for routine maintenance and unexpected repairs. Where a property has a recurring issue, addressing the underlying cause is generally more effective than repeatedly treating the visible symptoms.
These steps are useful regardless of when the proposed extension comes into force. Private landlords already have legal responsibilities concerning repairs and the condition of their properties, so the consultation should not be taken to mean that they can delay action until new deadlines are introduced.
Does Landlord Insurance Cover These Risks?
Insurance is another area landlords may wish to review as part of their preparations. The cover available will depend on the policy, the circumstances of a claim and any applicable exclusions or conditions.
For example, landlords should understand how their policy treats escape of water, accidental damage, property damage and liability claims. They should also check whether there are requirements relating to property inspections, maintenance or reporting incidents.
It is important not to assume that every repair or cost associated with a housing hazard will be insured. Routine maintenance, gradual deterioration and the cost of putting a property into a better state of repair may be treated differently from sudden insured damage. Cover for legal liabilities will also depend on the wording of the policy.
Reviewing the policy with an insurance broker can help landlords understand the protection they have in place and identify any areas that need clarification. Insurance should complement a responsible maintenance programme, rather than replace it.
Ashburnham Insurance provides landlord insurance for property owners looking to protect their rental investments. Landlords should review their individual requirements and ensure their cover remains appropriate for their circumstances.
What Happens Next?
The Government will consider responses to the consultation before confirming how Awaab’s Law should be applied to private rented homes. Landlords can follow developments through the official Government consultation, which remains open until 18 December 2026.
For now, the practical priority is to maintain safe properties, respond promptly to tenants’ concerns, and keep effective records of inspections and repairs. Preparing these processes now can help landlords manage their responsibilities and adapt when the final requirements are announced.