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Awaab's Law: a plain guide for letting agents
Awaab's Law sets deadlines for landlords to deal with dangerous damp, mould and other serious hazards. It applies to social housing now. It does not yet apply to private landlords or letting agents, but the government plans to extend it to private renting, so it's worth getting your records in order now.
Where it comes from
The law is named after Awaab Ishak, a two-year-old who died in December 2020 after long exposure to mould in his family's social housing flat in Rochdale. It was brought in so that landlords act quickly, and within set times, when tenants report hazards.
Who it applies to today
Social landlords in England, such as councils and housing associations, have had to follow Awaab's Law since October 2025, starting with damp and mould. More types of hazard are being added in stages through 2026 and 2027. The rules set fixed deadlines to investigate hazards, tell tenants what was found and start repairs, with tighter deadlines for emergencies.
What's happening with private renting
The Renters' Rights Act 2025 gives the government the power to apply Awaab's Law to privately rented homes. A government consultation on how and when is open until 18 December 2026. No start date has been set. In the meantime, private landlords and agents still have their existing duties to keep homes in repair and fit to live in.
The records you'll need
The social housing rules give a good idea of what will matter. Whatever the final rules say for private renting, you'll want to be able to show:
- When a problem was first reported, and by whom
- What was reported: the description, the room and any photos
- How urgent you judged it to be
- When it was looked at, and what was found
- What you told the tenant, and when
- When the repair started and finished, and who did it
- Anything that caused a delay, such as problems getting access
How Hauz keeps a time-stamped history
Every WhatsApp message is saved with the date and time. Each ticket records when it was reported, its urgency, the property, room, photos and access notes. Contractors' before and after photos are time-stamped, and so are the moments the job is marked done and closed. It's all on one ticket, so you can show what happened and when. Read more about how Hauz handles repairs in student houses.
Frequently asked questions
Does Awaab's Law apply to private landlords now?
No. It has applied to social housing in England since October 2025. The Renters' Rights Act 2025 lets the government extend it to private renting. A consultation is open until 18 December 2026, and no start date has been set.
When will it start for private rented homes?
There's no date yet. The government says the consultation will help decide the timescale.
Will it cover student houses and HMOs?
Most are privately rented, so they're part of the private rented sector the consultation covers. The final rules will set out which hazards and deadlines apply.
What should letting agents do now?
Keep time-stamped records of every repair report, deal quickly with damp, mould and emergencies, and keep tenants updated in writing.
How does Hauz help?
It saves every WhatsApp report and message with the time, collects photos and access details, flags emergencies straight away and keeps contractor photos on the same ticket.
This guide is general information, not legal advice. Facts checked on 11 October 2026 against the government's announcement of the private rented sector consultation.