The next chapter for housing standards? Awaab’s Law heads for the private rented sector

Earlier this month, the Government published their consultation on extending Awaab’s Law to the private rented sector (PRS) and to licences. The consultation will run until 18 December 2026.

How and where does Awaab’s Law currently apply?

Currently, Awaab’s Law applies to the social housing sector and protects social housing tenants against unsafe or non-decent homes. Since October 2025, social landlords have been required to take action to address damp and mould and all emergency hazards presenting a significant risk of harm to their tenants within fixed timescales. From 30 November 2026, phase 2 is expected to be implemented, extending the regime to other significant hazards, including excess cold or heat, structural collapse, falling elements, fire and explosions.

Consultation scope

Unlike social housing, no equivalent protection exists for the PRS. The consultation seeks views on how Awaab’s Law can be applied fairly, proportionately and effectively, taking account of the different nature of the PRS and the smaller scale on which many private landlords operate.

The Government has emphasised that the reform would not create new landlord repair obligations, landlords in the PRS are already required to keep premises in repair and fit for habitation under existing legislation, but the introduction of Awaab’s Law to the PRS would introduce a clear legal process and deadlines for meeting those existing obligations. The proposed PRS Landlord Ombudsman, expected from 2028, may also offer tenants an alternative route of redress without court proceedings.

The recent consultation also seeks views on extending Awaab’s Law to temporary accommodation, supported housing and care leaver accommodation. It identifies potential issues relating to enforcement, short-term occupation and accommodation supply.

Where accommodation is occupied under a licence and falls within the regime, the licensor would be required to comply, and the licensee could bring a claim for breach of contract. The Government will also explore access to ombudsman redress for licensees before any extension takes effect.

The consultation seeks evidence on the likely costs and practical impact of implementation on the PRS. Although 2027 is identified as the earliest feasible date for implementation, respondents are asked whether a phased approach would be preferable and how much time landlords and managing agents would need to review their processes and contractual arrangements.

Why does this matter?

The proposals could affect a further five million homes in England—more than double the number currently covered in the social housing sector. Input from landlords and tenants to the consultation will therefore be vital in shaping an effective and proportionate regime.

How can we help?

Extending Awaab’s Law to the PRS and a wider range of temporary accommodation could have operational, contractual, resource and cost implications for landlords. We are closely following the consultation and will provide updates as the proposals develop. If you would like to discuss how the reforms may affect your business or property portfolio, or require advice on lease renewal, please get in touch.