Landlords across Hull and East Yorkshire are being encouraged to prepare for further changes to rental property standards, as the Government considers extending Awaab’s Law to the private rented sector.
The proposed legislation could introduce stricter timescales for investigating and resolving serious property hazards, placing greater emphasis on prompt repairs, effective communication and the safety of tenants.
At Oscars Estate & Letting Agents, we believe that understanding these changes early will help landlords protect their properties, meet their responsibilities and maintain positive relationships with their tenants.
What is Awaab’s Law?
Awaab’s Law was introduced following the tragic death of two-year-old Awaab Ishak in 2020, after prolonged exposure to mould in his family’s social housing home. His death highlighted the potentially devastating consequences of unresolved damp and mould and prompted significant changes to how serious housing hazards must be addressed.
The legislation came into force for certain hazards in England’s social housing sector in October 2025, introducing legally enforceable timescales for landlords to investigate and respond to dangerous living conditions. The Government now intends to extend similar protections to tenants renting privately through provisions within the Renters’ Rights Act 2025.
How will Awaab’s Law affect private landlords?
Although the new Awaab’s Law requirements are not yet in force for private landlords, the Government launched a consultation in October 2026 to determine how they should operate. The proposals could fundamentally change how quickly landlords and managing agents must respond to reports of serious property hazards.
Rather than allowing repairs to be addressed within broadly defined reasonable periods, the proposed framework would establish clearer deadlines for investigating hazards, communicating findings and taking appropriate action. For landlords, this could mean greater accountability and a stronger requirement to demonstrate that reported problems have been handled efficiently.
Importantly, landlords already have legal obligations to maintain safe and habitable rental properties. The proposed changes would introduce additional, more specific requirements rather than create these responsibilities for the first time.
It’s about more than damp and mould
While damp and mould are central to the origins of Awaab’s Law, the proposed extension could cover a much wider range of housing hazards.
These include:
· Damp and mould: Persistent moisture, condensation and fungal growth that may affect occupants’ health.
· Excessive cold or heat: Properties that cannot maintain safe and suitable indoor temperatures.
· Electrical and fire safety: Dangerous wiring, faulty installations and other serious safety risks.
· Structural concerns: Unsafe building elements, falling materials and potential structural failures.
· Falls and accidents: Significant hazards involving stairs, flooring, windows or other areas of a property.
Not every minor maintenance issue would necessarily fall within the proposed requirements. The focus is on hazards that present a significant risk to health or safety. Nevertheless, landlords should recognise that seemingly minor defects can develop into more serious problems when left unresolved.
How quickly might landlords need to respond?
One of the most significant aspects of the consultation concerns the timescales landlords could be required to follow.
The Government is considering several options for the private rented sector:
Proposed requirement Timescales under consideration
Investigating significant hazards 5, 10 or 15 working days
Making a significant hazard safe following
investigation 3, 5 or 10 working days
Responding to emergency hazards As soon as reasonably practicable, within 24 hours
Providing tenants with written investigation
findings 1, 3 or 5 working days
These are consultation proposals, not confirmed legal deadlines for private landlords.
The Government is also considering what should happen when a property cannot be made safe within the required period, including whether alternative accommodation should be provided. The final requirements and implementation timetable have yet to be confirmed.
Why landlords should prepare now
Waiting until the legislation comes into force could leave landlords facing unnecessary pressure, particularly where properties have existing maintenance issues. A proactive approach offers several advantages.
Preventing problems before they escalate
Regular property inspections can identify early warning signs of damp, leaks, inadequate ventilation and general deterioration. Addressing these issues promptly can prevent more expensive repairs and disruption later.
Understanding the cause of damp and mould
Simply cleaning visible mould or repainting an affected wall is rarely an adequate long-term solution if the underlying cause remains. Damp can result from leaking pipes, defective roofing, penetrating moisture, poor insulation, inadequate ventilation or a combination of factors. Identifying and addressing the cause is essential to achieving a lasting solution.
Keeping accurate maintenance records
The ability to demonstrate when a problem was reported, investigated and resolved is becoming increasingly important. Landlords should ensure that repair requests, contractor visits, inspection reports, photographs and tenant communications are properly documented.
Having reliable contractors available
If tighter deadlines are introduced, access to dependable maintenance professionals will become even more important. Landlords who rely on arranging contractors only after a serious problem develops could find themselves struggling to meet the proposed requirements.
What happens if landlords fail to comply?
The extension of Awaab’s Law is intended to provide tenants with stronger legal protections and clearer routes to obtaining necessary repairs. Once implemented, landlords who fail to comply could face legal action and potentially be required to compensate tenants, depending on the final legislation and circumstances.
Separate existing housing enforcement powers may also apply where a property contains serious hazards. The financial implications could extend beyond the cost of
repairs, making preventative maintenance and effective property management increasingly valuable.
What does this mean for landlords in Hull and East Yorkshire?
Many rental properties throughout Hull and the surrounding East Yorkshire villages and towns include older housing stock, where issues such as condensation, inadequate insulation, ageing roofs and ventilation problems can be particularly relevant.
These properties are not necessarily unsuitable for renting, but they may require more attentive maintenance and regular assessment. For landlords with one investment property or an extensive portfolio, the key is to have a reliable system for identifying problems, responding to tenant concerns and arranging repairs without unnecessary delays.
The proposed changes also highlight the importance of professional property management, particularly for landlords who do not live locally or have limited time to oversee maintenance personally.
How Oscars can help
At Oscars Estate & Letting Agents, we understand that successful property investment involves more than finding tenants and collecting rent. Protecting the condition of a property, maintaining appropriate safety standards and dealing effectively with repairs are all important parts of responsible letting.
Our property management services are designed to support landlords through regular property inspections, maintenance coordination, tenant communication and ongoing guidance on changing legislation. With rental regulations continuing to evolve, we aim to help our landlords stay informed and take a proactive approach to their responsibilities.
When will the changes come into force?
The Government’s consultation on extending Awaab’s Law to private rented properties is open until 18 December 2026. No implementation date has yet been confirmed, although 2027 has been identified as the earliest feasible starting point.
The Government is also considering introducing the requirements in stages, potentially beginning with damp and mould and emergency hazards before expanding to other serious housing risks. We will continue monitoring developments and keeping our landlords informed as further details become available.
Looking after your property and your tenants
The direction of travel is clear: landlords are increasingly expected to demonstrate that rental properties are safe, well maintained and professionally managed.
While the proposed Awaab’s Law changes will introduce additional responsibilities, they also reinforce the importance of good property management practices that responsible landlords should already have in place.
At Oscars, we believe prevention, clear communication and timely maintenance are essential to protecting both tenants and property investments.
Need advice about managing your rental property?
Whether you own a single buy-to-let property or a larger portfolio, our experienced lettings team can help you understand your responsibilities and manage your investment with confidence. Visit www.oscars.uk to find out more about our property management services and speak with our team.