What’s happened?
The government’s consultation on extending Awaab’s Law to the private rented sector opened on 8 October 2026. It closes on 18 December 2026.
For London landlords, the most important point is simple: Awaab’s Law is not yet in force in the private rented sector. It currently applies to social housing only. The consultation is asking for views on how it might be extended; nothing is decided yet about how the law would apply to private landlords.
The government is inviting responses from people and organisations affected by the proposals. You can read the consultation and find out how to respond.
What is Awaab’s Law?
Awaab’s Law sets repair response timescales for social landlords dealing with certain hazards in social homes. Its name remembers Awaab Ishak, who died after prolonged exposure to mould in his home.
The government is consulting on extending the law to private rented tenancies and to some accommodation occupied under licence. That does not mean the proposed requirements already apply to private rented homes. Until any extension is decided and brought into force, landlords should not treat the social-sector timescales as private-sector deadlines.
This distinction matters whether you own one rental home or manage a larger buy to let investment. A consultation is an opportunity to share views and help inform policy; it is not a change in the law by itself.
What does the consultation cover?
The consultation covers private rented tenancies and licences, including temporary accommodation and supported accommodation. It is intended to gather views on how Awaab’s Law could apply across these settings.
The proposals are still under consideration. The consultation closing date is 18 December 2026; that is the date for responses, not a date when the law automatically takes effect for private landlords.
If you are a landlord or adviser, it may be useful to read the consultation directly rather than rely on headlines or summaries. The government will consider responses before making decisions. No outcome for the private rented sector has been decided.
What happens in social housing?
A separate change is planned for social landlords. The second phase comes into force on 30 November 2026 and extends statutory repair timescales to more hazards, including electrical faults, fire risks, structural defects, excess cold and heat, and pest infestations.
For those hazards in the social rented sector, landlords must investigate within 10 working days, provide a written summary of findings within 3 working days, carry out urgent safety work within 5 working days of the investigation, and begin longer-term repairs within 12 weeks. Emergency hazards must be investigated and made safe within 24 hours.
These are social-sector figures. They do not apply to private landlords under Awaab’s Law at present. They may offer an indication of the direction of travel, but they are not a timetable for private rented repairs and must not be presented as one. The consultation is still open, and the private-sector position remains undecided.
Why should landlords pay attention now?
Because a clear, reliable repair process is good property management, whatever the final rules say. Damp and mould complaints are already the most common repair issue we deal with on managed properties. When a report comes in, responding in a timely and organised way helps you understand the problem, arrange the right next steps and keep your tenant informed.
It can also make it easier to see what has happened if a concern develops over time. A record of the first report, your response, inspections, contractor visits and work completed gives you a clearer picture of the case than relying on memory or scattered messages.
For landlords, especially those balancing a property portfolio alongside other commitments, the practical takeaway is not to assume a new deadline applies. It is to make sure your process is dependable: acknowledge a report, take it seriously, investigate as appropriate and keep a written record.
What can you do now?
You do not need to wait for a decision on the consultation to make your repair reporting process clearer. A straightforward record can help you and your tenant stay up to date.
- Log the report. Note what the tenant has reported and which parts of the property are affected.
- Date it. Record when the report reached you, and keep a note of later updates.
- Respond in writing. Confirm you have received the report and explain the next step, such as arranging an inspection or contacting a contractor.
- Keep the evidence. Save relevant messages, inspection notes, contractor updates, photographs where appropriate, and records of work completed.
- Keep communication going. If the plan changes, let the tenant know what is happening next and when you expect to update them.
These are practical record-keeping steps, not a statement of new Awaab’s Law duties for private landlords. The consultation has not established private-sector deadlines. For landlords, though, clear records and communication can make the process easier to manage and help avoid uncertainty about what has been reported or arranged.
How can a managed service help?
A responsive lettings agency can help keep repair reports, contractor communication and tenant updates organised. That can be especially useful when you are busy, live elsewhere, or want professional support with the day-to-day responsibilities of a rental property.
Lyss Homes is an East London estate and lettings agency, and our fully managed service is registered with ARLA Propertymark. We provide hands-on property management services, with a dedicated team to help manage tenant communication and maintenance arrangements. Our fully managed service also includes free Rent Protection and Eviction Cover.
If you are weighing up how much support your buy to let investment needs, you can find out more about our landlord services. We’ll explain what the service includes and give you clear information, without pressure.
What should you do next?
Keep an eye on the consultation and any future government guidance before relying on proposed requirements or timescales. The consultation closes at 11:59pm on 18 December 2026, as stated on the gov.uk consultation page. The key message for now is that Awaab’s Law does not yet apply in the private rented sector. The social-sector phase two deadlines are not private landlord deadlines.
This article provides general information, not legal advice. Landlords should follow the consultation and any future guidance before relying on anything about how an extension may apply to their property.
If you would like help reviewing your lettings arrangements or discussing a fully managed service, speak to the Lyss Homes lettings team. We’re here to offer honest advice and help make property management feel more straightforward.