Repairs and standards
Awaab's Law (fixed timescales for hazards) for private tenancies
The Renters' Rights Act 2025 contains the power to extend Awaab's Law (legal deadlines to investigate and fix hazards such as damp and mould) to private tenancies, but it is not in force and no start date has been set.
- Status
- Proposed, not yet law
- Penalty
- See below
Who it applies to
Would apply to leases of dwelling-houses in England for less than 7 years (and certain longer leases), once section 60 of the Renters' Rights Act 2025 and regulations under section 10A of the Landlord and Tenant Act 1985 are made.
What you will need to do
No current legal requirement for private landlords. For social housing, the implied covenant currently requires emergency hazards to be investigated and made safe within 24 hours and significant damp and mould hazards to be investigated within 10 working days. The government is consulting (9 October to 18 December 2026) on applying this to private tenancies, including whether to phase it and whether to start in 2027, 2028 or 2029.
- Deadline
Ongoing
No commencement date. The consultation says 2027 is the earliest feasible date; its impact assessment assumes three phases in 2028, 2029 and 2030.
If you do not comply
- Other consequences
- None until commenced. Once in force it would operate as an implied term of the tenancy, enforceable by the tenant in court.
The law
- Renters' Rights Act 2025, s.60 (prospective, not in force)legislation.gov.uk
- Landlord and Tenant Act 1985, s.10A (currently social housing leases only)legislation.gov.uk
Official guidance
Notes
Status verified 2026-10-14: s.60 shows as prospective on legislation.gov.uk and is not listed in Commencement Regulations No. 1-3 (SI 2025/1354, SI 2026/421, SI 2026/638). Damp and mould are already covered for private tenants through HHSRS enforcement, the £7,000 category 1 penalty and the fitness for habitation covenant.
Other repairs and standards rules
7 rulesCouncils assess homes under the Housing Health and Safety Rating System and must take enforcement action if they find a category 1 (high risk) hazard, so landlords need to keep homes free of them.
If the council serves an improvement notice, you must start and finish the specified works by the dates in the notice; failing to do so is a criminal offence.
- Civil penalty up to £7,000 for a category 1 hazard (in force 22 June 2026)In force since 22 June 2026Fine up to £7,000
Since 22 June 2026 councils can fine the responsible landlord up to £7,000 when they first take enforcement action on a category 1 hazard in a privately rented home, if it would have been reasonably practicable to remove it.
- Decent Homes Standard for privately rented homes from 2035Not yet in force: confirmed, no start dateFine up to £7,000
The government has confirmed that a new Decent Homes Standard will apply to privately rented homes from 2035, enforced by councils. The standard's regulations have not yet been made.
For tenancies under 7 years, the landlord must keep the structure and exterior in repair and keep the water, gas, electricity, sanitation, heating and hot water installations in repair and working order.
- Keep the home fit for human habitationIn force since 20 March 2019
The home must be fit for human habitation at the start of the tenancy and throughout it. Tenants can go to court if it is not.
Where the landlord repairing covenant applies, you may enter to view the condition and state of repair only at reasonable times and after giving the occupier 24 hours' written notice.