The Week Ahead for Landlords: Awaab's Law Moves Closer
The Government has opened its consultation on extending Awaab’s Law to England’s private rented sector. Jonathan Stephens explains what landlords need to know as they prepare for the week ahead.
By Jonathan Stephens, Managing Director, SmartLandlord
Published 12 October 2026
Each Monday, SmartLandlord examines the developments most likely to affect landlords and property investors in the week ahead.
This week’s focus is the Government’s consultation on extending Awaab’s Law to England’s private rented sector. The Renters’ Rights Act already provides for this extension. The consultation will determine how the new framework operates, including the hazards covered, the response times landlords will be expected to meet, the costs and the date the duties take effect.
This is not a new legal requirement from today. It is, however, a clear indication that property condition, repair reporting and maintenance records are moving to the centre of landlord compliance.
SmartLandlord’s view is consistent and straightforward. A successful rental investment cannot depend on postponed repairs, unclear responsibility between landlord and agent, or records that cannot establish when a tenant reported a serious issue. The asset must be properly maintained and professionally managed throughout ownership.
Read the Government’s consultation on extending Awaab’s Law
Awaab’s Law is coming to private rented homes
Awaab’s Law was introduced following the death of Awaab Ishak, who died after prolonged exposure to mould in his social housing home. It has applied to social landlords since October 2025 and will enter its second phase on 30 November 2026.
The Renters’ Rights Act provides for Awaab’s Law to extend to private rented tenancies in England. Once the detailed regulations take effect, relevant tenancy agreements will include an implied term requiring landlords to comply.
The Government is not consulting on whether private landlords will be included. It is consulting on how the rules should work across a sector made up of individual landlords, managing agents, freeholders, leasehold blocks and larger portfolio owners.
Read the Government’s announcement on faster repairs for tenants
The final response times have not yet been set
The consultation closes at 11.59pm on 18 December 2026.
It considers which hazards should fall within the new requirements, the appropriate investigation and repair timescales, the role of landlords and agents, and the likely costs of implementation. The final regulations and commencement date have not been published.
Landlords should avoid two mistakes. The first is to assume that the social housing deadlines automatically apply to private tenancies today. They do not. The second is to assume that nothing needs to change until the final regulations are made.
Damp and mould will remain central to the framework, but the consultation also considers a wider category of serious hazards. Landlords need a process that can identify a problem, assess urgency, and act without avoidable delay.
Existing legal duties remain in place
The consultation does not replace current landlord obligations.
Private landlords must already provide homes that are fit for human habitation and free from serious hazards. Local authorities retain enforcement powers under existing housing legislation. A tenant does not need to wait for the private rented sector extension of Awaab’s Law before reporting serious disrepair or unsafe conditions.
The new framework is likely to place greater weight on timing, evidence and accountability.
A landlord who can show when a report was received, how it was investigated, what was communicated to the tenant and when it was resolved will be in a far better position than one who cannot identify what action was taken.
For the wider legal framework, read SmartLandlord’s Landlord Legal Responsibilities Explained
A serious repair tests the management of the property
The question is not whether a tenancy agreement contains the right clause. It is whether the landlord or agent can respond properly when a tenant reports a serious problem.
Every landlord should know:
- How a tenant reports an urgent repair.
- Who monitors that report.
- Who can authorise investigation and essential works.
- How the tenant is kept informed.
- Where the record shows what happened and when.
“The agent deals with it” is not an adequate answer unless the agent has clear authority, a defined emergency process, and records that prove the issue was handled properly.
Every report must create
Every report must create a clear trail of evidence. Record the date, the reported issue, photographs or video where appropriate, contractor findings, works authorised, communication with the tenant and any follow-up required. A landlord may not be able to complete every structural repair immediately. They must still be able to demonstrate that the issue has been managed actively and competently.
Leasehold ownership does not remove the problem
Leasehold property requires particular care.
A landlord may own an apartment but not control the roof, external walls, communal pipes, ventilation system or central heating. The freeholder, managing agent or another owner may hold responsibility for the defect.
That can complicate the repair. It does not make the tenant’s problem disappear.
Before purchasing a leasehold investment, investors should establish who controls the building, how repairs are reported, whether the managing agent is effective, the condition of the block and the likely cost of major works. A low purchase price can become expensive quickly if the property has recurring damp, water ingress, inadequate ventilation or an unresponsive management structure.
The property’s condition and repair responsibility are part of the investment appraisal, alongside rent, mortgageability, service charges and resale demand.
SmartLandlord View
“Awaab’s Law is not another administrative exercise. It will test whether a landlord can respond properly when a tenant reports a serious problem in their home. The private rented sector is moving towards clearer standards, faster action and greater accountability. Investors who buy well and manage their properties professionally will be better placed than those who treat maintenance as a cost to be deferred.”
Jonathan Stephens, Managing Director, SmartLandlord
The SmartLandlord position
Awaab’s Law will extend to private rented homes. The remaining questions concern the detailed requirements and the implementation timetable.
The consultation period gives landlords time to review how tenants report repairs, who has the authority to act, the quality of property records, and the condition of every asset in the portfolio. This protects tenants, supports rental income and preserves long-term value.
A professionally managed buy-to-let property should already have these systems in place.
Read SmartLandlord’s Property Management Guide for Landlords and our guide to Right to Rent checks after October 2026.
SmartLandlord
SmartLandlord helps investors acquire, let and manage professionally run buy-to-let portfolios.
Contact SmartLandlord to discuss property management, a planned acquisition or an existing rental portfolio.
Editorial sources
Ministry of Housing, Communities and Local Government: extending Awaab’s Law consultation
Ministry of Housing, Communities and Local Government: consultation response page
Ministry of Housing, Communities and Local Government: Government announcement
UK Government: Awaab’s Law Phase 2 guidance for social landlords
Disclaimer: This content is provided for general information and market commentary only and does not constitute financial, investment or tax advice. Property investment carries risk, and property values and rental income can go down as well as up. Past performance is not a reliable indicator of future results, and any forecasts or projected returns are illustrative only. Investors should conduct their own due diligence and seek independent professional advice before making investment decisions.
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