Last Updated: 13 October 2026 I Reading Time: Approximately 7 minutes
Summary
On 9 October 2026, the government opened a consultation on extending Awaab’s Law to private rented homes in England. Awaab’s Law sets legal deadlines for landlords to investigate and fix serious hazards such as damp and mould. At the moment, it only applies to social housing.
The consultation closes on 18 December 2026, and no start date has been confirmed for private landlords. That means the proposals are not yet law. Private renters still have important rights today if their home has mould, damp or other disrepair.
This guide explains what has been proposed, what the law already says and what you can do now if your landlord has not fixed a problem.
Quick answer
In England, Awaab’s Law currently applies only to social housing. On 9 October 2026, the government opened a consultation on extending it to private rented homes. It closes on 18 December 2026, and no start date has been confirmed. Private renters can still rely on existing repair and safety laws now, including the right to a home that is fit to live in.
In this article
- What is Awaab’s Law?
- What has the government proposed for private renters?
- What rules already protect private renters?
- What can private renters do now about mould and damp?
- Why this matters now
- How GLP Solicitors can help
- Frequently asked questions
Key takeaways
- Awaab’s Law is not yet in force for private landlords in England. It has applied to council and housing association homes since 27 October 2025.
- The government opened a consultation on 9 October 2026, which closes at 11:59pm on 18 December 2026.
- The consultation will help decide how the law applies and when the protections start. No start date has been confirmed.
- Landlords already have legal duties to carry out repairs and to provide a home that is fit for human habitation.
- Tenants should report problems in writing and keep evidence, such as photos, dates and messages.
- Your local council can inspect a home for serious hazards, and a housing disrepair claim may be possible if the landlord fails to act.
- Anyone can respond to the consultation, including private tenants.
What is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old who died in December 2020 after prolonged exposure to mould in his family’s housing association home in Rochdale. His death led to a change in the law for social housing.
Since 27 October 2025, social landlords in England have been required to investigate and fix damp and mould hazards within set timescales. The aim is to stop serious problems being left to get worse while repairs are delayed.
The law applies in England. Scotland has its own version, which started on 6 October 2026.
What has the government proposed for private renters?
What the consultation covers
The Ministry of Housing, Communities and Local Government published the consultation on 9 October 2026. It is called Extending Awaab’s Law to private rented tenancies and to licences and applies to England.
It has three parts:
- Part 1: how Awaab’s Law should apply to private rented tenancies.
- Part 2: how it should apply to accommodation occupied under licence, such as supported housing, temporary accommodation for homeless households and care leaver accommodation.
- Part 3: the impacts and costs of applying the law.
The government says the Renters’ Rights Act 2025 provides for Awaab’s Law to be extended to private tenancies. According to the Ministry, extending it this widely could roughly double the number of households covered by legal repair timescales, from about four million to about nine million.
What has not been decided
The consultation is about how the law should work. The final rules, including the detail of the deadlines and the date they take effect, have not been set.
The government’s stated aim is to require landlords to act within specific deadlines, rather than leaving dangerous conditions unresolved. But until new rules are made, these are proposals, not law.
What rules already protect private renters?
Even without Awaab’s Law, private landlords in England already have legal duties. The main ones include:
- Repairing obligations. Under section 11 of the Landlord and Tenant Act 1985, landlords must keep the structure and exterior of the property in repair, along with installations for water, gas, electricity, heating and sanitation.
- Fitness for human habitation. Under the Homes (Fitness for Human Habitation) Act 2018, a landlord must make sure the home is fit to live in at the start of the tenancy and throughout it.
- Housing Health and Safety Rating System (HHSRS). Under the Housing Act 2004, councils can assess hazards such as damp and mould. Where a serious (category 1) hazard is found, the council must take action.
- Statutory nuisance. Councils can also act where conditions in a home are prejudicial to health under the Environmental Protection Act 1990.
The government has said around one in ten private rented homes has a category 1 hazard, which already requires landlords to act.
Since 1 May 2026, private landlords in England can no longer serve Section 21 “no-fault” eviction notices. Tenants may therefore feel more able to report repairs, although anyone worried about eviction should take advice.
What can private renters do now about mould and damp?
You do not need to wait for the consultation to finish. These practical steps can help:
- Report the problem in writing. Use email or a message so there is a record. Say what the problem is, where it is and when it started.
- Keep evidence. Take dated photos and videos, and keep copies of messages, contractor visits and anything damaged.
- Record the effect on you. Note any health problems and keep relevant medical letters, especially if children or vulnerable people live in the home.
- Follow up if nothing happens. A landlord is generally responsible for repairs once they know about the problem, so make sure they have been told clearly.
- Contact your local council. The environmental health team can inspect the property and, where needed, require the landlord to carry out works.
- Get legal advice early. Please speak to a solicitor before withholding rent or arranging repairs yourself, as this can create risks.
An example
Imagine a tenant reports black mould in a bedroom in March. The landlord sends someone to wipe it off, but it returns within weeks. By the autumn, the tenant’s belongings are damaged and their child has developed a cough.
In that situation, written reports, photos and the landlord’s responses become important evidence. The tenant may be able to ask the council to inspect and may have grounds for a housing disrepair claim. Each case depends on its own facts.
Why this matters now
The consultation is open until 11:59pm on 18 December 2026. It is open to the public, so private tenants, landlords and agents can all have their say.
Tenants do not need to answer every question and can choose to respond only to the sections on private tenancies. You can respond online through GOV.UK or by email to awaabslawconsultation@communities.gov.uk. The consultation is for views on the proposals and is not a way to report a problem with your own home.
What happens next depends on the responses and on decisions by government. We will update this article as more information is published.
This article is general information, not legal advice. Your rights depend on your circumstances, including the type of tenancy you have.
How GLP Solicitors can help
GLP Solicitors’ Housing Disrepair team helps tenants whose landlords have failed to deal with problems such as mould, damp, leaks, pests and structural defects. This includes tenants of private landlords, councils and housing associations.
We can:
- review your evidence and explain whether you may have a claim
- advise on what to do before and during a dispute with your landlord
- seek an order for repairs to be carried out
- pursue compensation for the impact on you, such as distress, inconvenience, health effects and damaged belongings
We will give you a clear view of your options, including where a claim may not be the right step.
Frequently Asked Questions
Not yet. Awaab’s Law has applied to council and housing association landlords in England since 27 October 2025. The Renters’ Rights Act 2025 provides for it to be extended to private rented tenancies, but the detail has not been set. The government is consulting on how it should work until 18 December 2026. Until new rules are made, private landlords are not subject to Awaab’s Law deadlines, although they must still meet existing repair and safety duties.
There is no confirmed date. The government has said the consultation will help decide how the law applies to private rented homes and when the protections take effect. The consultation closing on 18 December 2026 does not mean the rules start then. Any start date will need to be set through further government action. We will update this article when more information is published.
Report it to your landlord in writing, and keep dated photos and copies of all messages. If nothing is done within a reasonable time, you can contact your local council’s environmental health team, which can inspect the property for hazards. You may also be able to bring a housing disrepair claim. It is best to take advice before withholding rent or arranging repairs yourself, as this can cause problems.
It depends on the cause. Landlords are generally responsible for damp caused by disrepair, such as leaking roofs, defective gutters, faulty pipes or penetrating damp. Condensation can be more complicated, as it may involve ventilation, heating and how the home is used. Even so, a landlord should investigate the underlying cause properly rather than assume. The home must also be fit for human habitation. If you are unsure, take advice.
Possibly. If your landlord knew about the problem, had a reasonable opportunity to fix it and failed to do so, you may be able to bring a housing disrepair claim. This can include an order for repairs and compensation for things like inconvenience, health effects and damaged belongings. Whether a claim is suitable depends on your circumstances, so it is best to speak to a solicitor.
Since 1 May 2026, private landlords in England can no longer use Section 21 “no-fault” eviction notices. They must rely on a legal ground for possession and, in most cases, apply to court. If you have received a notice after reporting disrepair, or you are worried about it, seek legal advice promptly.
Yes. It is open to the public, including private tenants, until 11:59pm on 18 December 2026. You can respond online through GOV.UK or by email to awaabslawconsultation@communities.gov.uk. You do not need to answer every question, and tenants can choose to respond only to the sections on private tenancies. It is for views on the proposals, not for reporting problems in your own home.