Awaab’s Law & the Decent Homes Standard: Ensuring Your Property Meets New Health Standards

Ensuring that rented homes are safe and healthy is becoming a top priority in the UK. The tragic death of two‑year‑old Awaab Ishak in 2020 after prolonged exposure to mould prompted a new law – Awaab’s Law. Alongside this, the government is updating the Decent Homes Standard, a benchmark for property quality in the social sector. Both measures are set to extend into the private rented sector (PRS) over the coming years. This article outlines what these changes mean for landlords and how you can prepare your properties to meet modern health standards.

What is Awaab’s Law?

Awaab’s Law was proposed after Awaab Ishak’s death highlighted how slow responses to damp and mould can have devastating consequences. It introduces legally enforceable timeframes for landlords to act when serious hazards are identified. According to guidance for social landlords, they will need to investigate and remedy emergency hazards, such as severe damp, within 24 hours and address other hazards within 14 days, with repairs completed swiftly thereafter. Although the law will apply first to social housing from October 2025, the Government has indicated that it will be extended to privately rented homes in a later phase of the Renters’ Rights Act. Consultation on the exact timelines for PRS landlords is ongoing, but it is clear that ignoring damp and mould will no longer be tolerated.

For private landlords, understanding the spirit of the law is as important as understanding the letter. The aim is to ensure tenants live in homes free from hazards such as damp, mould and structural defects. The law makes clear that landlords cannot blame tenants for condensation without evidence; instead, they must prove they have taken all reasonable steps to prevent and fix issues. This marks a shift towards proactive rather than reactive property management. Landlords who are considering refurbishment works or improvements now will be well placed to meet these obligations.

The Decent Homes Standard (DHS)

The Decent Homes Standard is the minimum quality benchmark for social housing in England. Under the existing standard, a home must meet statutory fitness requirements, be in a reasonable state of repair, have reasonably modern facilities (such as a bathroom less than 30 years old and a kitchen less than 20 years old) and provide a reasonable degree of thermal comfort. The Government consulted on modernising this standard in 2025 and proposed introducing it to the private rented sector. Key proposals include updating the definition of disrepair, introducing a specific standard for damp and mould, and allowing flexibility for temporary or supported accommodation. There is also a move towards energy efficiency, with a proposal for all rented homes to meet Energy Performance Certificate (EPC) C by 2030.

Currently the modernised DHS is expected to come into force for PRS landlords in either 2035 or 2037, though the Government is still considering consultation responses. Landlords are encouraged to commence works early because tenants and regulators will expect higher standards well before these deadlines. The updated standard is likely to require landlords to demonstrate that homes are free from serious hazards, warm, well ventilated, have modern facilities and deliver reasonable energy efficiency.

How the Renters’ Rights Act links Awaab’s Law to the DHS

The Renters’ Rights Act 2025 is a wide‑ranging piece of legislation that will fundamentally reshape the private rented sector. It abolishes section 21 “no‑fault” evictions and converts most tenancies into periodic agreements, with stronger, fairer grounds for possession. In its phase three implementation, the Act will focus on raising property standards by extending Awaab’s Law to the PRS and introducing a modernised Decent Homes Standard. The Government has said that the timescales for these changes are subject to consultation, but it has signalled that landlords should start preparing now.

What does this mean in practice? In time, all private landlords will need to follow strict timelines for dealing with damp, mould and other serious hazards, just as social landlords will under Awaab’s Law. They will also have to meet minimum repair and modernisation benchmarks set out in the DHS. A home that is cold, poorly insulated or lacking in ventilation could soon be deemed non‑compliant. The extension of Awaab’s Law and the DHS is part of a broader drive to protect tenants’ health and safety and to professionalise the private rental market. Landlords can refer to our guide on essential financial planning to budget for these upgrades effectively.

Practical steps to meet the new health standards

Landlords who act now will be better prepared when Awaab’s Law and the modernised DHS arrive in the private sector. Here are some practical measures to consider:

• Inspect regularly and document findings. Conduct thorough inspections at least annually and after periods of heavy rain. Look for signs of damp, mould, leaks, or structural issues. Keep dated photographs and written reports – these will be crucial if you need to demonstrate proactive maintenance. Consider creating a strong inventory report before a new tenancy to track property conditions.
• Improve ventilation and heating. Damp often results from poor ventilation or inadequate heating. Ensure extractor fans in bathrooms and kitchens are working and vent externally. Install trickle vents on windows and consider mechanical ventilation with heat recovery for poorly ventilated rooms. Provide adequate heating to reduce condensation; modern boilers, programmable thermostats and insulation upgrades can help. Energy‑efficiency improvements will also prepare you for the EPC C requirement.
• Tackle repairs promptly. If damp or mould is detected, act quickly to identify the source (roof leaks, rising damp, plumbing issues) and fix it. Clean and treat affected areas. Even before Awaab’s Law applies to the PRS, demonstrating that you have responded quickly will show you are acting in good faith. This aligns with our advice on managing mid-tenancy improvement works.
• Upgrade facilities to meet the DHS. Check your properties against the modern Decent Homes criteria: kitchens under 20 years old and bathrooms under 30 years old, safe electrical systems, secure windows and doors, modern fire detection systems, and adequate insulation. Plan budgets and work schedules well in advance so that you are not caught by future deadlines.
• Communicate with tenants. Encourage tenants to report issues early and provide them with clear instructions on ventilation and heating. Prompt communication builds trust and can help you address issues before they become serious. Remember that under Awaab’s Law, landlords must not blame tenants for damp or mould unless they can provide evidence to the contrary.
• Keep a maintenance fund. The upcoming regulations will likely require investment, whether it is improving insulation, replacing dated kitchens, or installing ventilation systems. Setting aside a maintenance reserve now can soften the impact later.
• Seek expert advice when needed. Surveyors, damp specialists and property managers can offer guidance on meeting the new standards. If disputes arise, engaging professionals early can prevent problems from escalating into legal actions.

Preparing for compliance: A landlord’s to-do list

While Awaab’s Law and the updated Decent Homes Standard are still in the consultation phase for private landlords, the direction of travel is clear. The Government intends to raise property standards across the board and will enforce strict timelines for addressing hazards. The prudent approach is to start assessing your portfolio now. Carry out a pre‑mortem of sorts: would your properties meet the proposed DHS criteria? Are there any damp or mould issues that could trigger action under Awaab’s Law? Engaging in proactive improvements now can avoid costly emergency repairs later and maintain good relationships with tenants.

Throughout this process, ensure you stay updated on legislative developments. Bookmark the Assist a Landlord homepage and explore our resources. We provide guides on topics like understanding rent increases and essential maintenance tips for rental properties, which can help you manage your properties more effectively.

Conclusion: Start preparing now

The extension of Awaab’s Law and the modernised Decent Homes Standard to the private rented sector marks a significant shift in landlord responsibilities. While the exact deadlines are still being finalised, the requirement to tackle damp, mould and other hazards quickly and to maintain properties to a decent standard is becoming inevitable. For conscientious landlords, this is an opportunity to improve homes, safeguard tenants’ health and demonstrate professionalism. To navigate these changes successfully, stay informed, plan upgrades early and act promptly when issues arise.

If you need support dealing with tenants who fail to cooperate during repairs or who persistently cause issues, our tenant eviction service can provide expert guidance. Preparing for these new standards will help you maintain compliance and minimise the risk of disputes, ensuring your portfolio remains an asset rather than a liability.