Decent Home Standards and Awaab’s Law for Private Landlords.

The Renters’ Rights Act 2025 is not just about evictions and rent control. It marks a major step towards improving housing quality across England.  

For private landlords, the introduction of the Decent Homes Standard and the influence of Awaab’s Law mean higher expectations for property conditions, faster repair responses, and stronger enforcement powers for local councils. 

If you own or manage private rental property, it’s vital to understand how these new standards apply to you, what compliances involve, and the risks of failing to meet them. 

What is the Decent Homes Standard? 

Originally introduced for social housing, the Decent Homes Standard sets the minimum level of quality that homes must meet to be considered safe, secure, and fit to live in. 

The Renters’ Rights Act 2025 extends this principle to the private rented sector for the first time. A significant change that brings private landlords under the same scrutiny as housing associations and councils. 

Under the Decent Homes Standard, a property must: 

• Be free from serious health or safety hazards (as defined by the Housing Health and Safety Rating System – HHSRS). 
• Be in a reasonable state of repair, with no major structural issues, leaks, or defective heating. 
• Have modern facilities such as safe kitchen layouts, proper bathroom ventilation, and functional heating systems. 
• Provide a reasonable degree of thermal comfort (energy efficiency, insulation, heating). 

These criteria will be backed by new enforcement powers, allowing local authorities to inspect properties and take action against non-compliant landlords, even if tenants have not lodged a formal complaint.  

Awaab’s Law for private landlords 

Awaab’s Law was named after Awaab Ishak, a two-year-old who tragically died in 2020 due to prolonged exposure to mould in a social housing flat. His death led to widespread outrage and new legal obligations on landlords to act swiftly when tenants report damp, mould, or other health hazards. 

While Awaab’s Law was initially applied to social housing, the Government has confirmed that its principles will extend to private rented homes under the Renters’ Rights Act. 

For private landlords, this means: 

• Faster response times to investigate and repair damp or mould. 
• Clear documentation of tenant reports and your response actions. 
• Evidence-based repair processes, such as inspections, photos, and repair records. 
• No delay or dismissal of reports due to blame placed on tenant behaviour or their lifestyle. 

Failing to act quickly on serious hazards could lead to enforcement action, fines, or even prosecution. 

When does Awaab’s Law come into effect? 

The first phase of Awaab’s Law came into force in England on 27 October 2025. It initially applies to the social housing sector only.   

Under this phase, social landlords must address emergency hazards (such as gas leaks or severe damp and mould) within 24 hours and investigate significant hazards (such as mould) within 10 working days, making properties safe within five working days.  

The extension of Awaab’s Law to the private rented sector is confirmed, with a formal introduction planned in late 2026 as “Phase 3” of the Renters’ Rights Act roll out. 

How to measure the severity of damp and mould 

Determining the severity of damp or mould under Awaab’s Law depends on the extent, cause, and health impact of the problem.  

In general, severe damp or mould is: 

• Any growth or moisture issue that affects a large area (for example, spreading across multiple walls or rooms) 
• Present for a sustained period 
• Poses a clear risk to occupants’ health. Particularly children, elderly tenants, or those with respiratory conditions.  

Landlords should also treat any damp linked to leaks, structural faults, or poor ventilation as significant. Even if the visible area seems small, these issues indicate an underlying defect.  

A practical approach is to assess damp using three key factors:  

• Size (how widespread it is)  
• Source (what’s causing it)  
• Symptoms (whether it’s affecting well-being or property integrity)  

Landlords should err on the side of caution by investigating within the statutory timeframe, documenting findings with photographs, moisture readings, and inspection notes, and arranging professional surveys where needed.  

This evidence-based approach helps identify severity accurately and demonstrates compliance if local authorities or tenants raise a complaint. 

Will I need professional surveys for damp and mould, or can I handle assessments myself? 

In most cases, landlords can carry out thorough and well-documented initial assessments themselves.  

If the problem is recurring, widespread, or its cause is unclear, it is advisable to commission a professional damp surveyor or building specialist. 

Under Awaab’s Law, landlords must be able to show that they investigated the cause of damp and mould, not just treated the surface problem. A professional inspection provides independent evidence that you acted responsibly and can identify underlying issues such as leaks, poor insulation, or ventilation faults. 

Will I have to upgrade every property immediately, or will there be grace periods? 

No, landlords will not need to upgrade every property overnight.  

The Government will likely include transition or grace periods to give landlords time to assess and improve their properties. This approach mirrors past housing reforms.  

Rather than facing immediate enforcement, you may need to demonstrate a plan of action. Local authorities will have the power to set deadlines for repairs or improvements where serious hazards exist. Minor or cosmetic issues are less likely to trigger penalties straight away. 

Will there be grants, loans, or tax relief to help private landlords meet Decent Homes requirements? 

The Government recognises that many landlords, especially those with older properties, may face higher costs in meeting the new standards. While there is no confirmation of a national funding scheme, there are likely considerations for support options.  

In the meantime, landlords can explore existing schemes such as the Boiler Upgrade Scheme and may also claim tax relief on qualifying improvements. As the Decent Homes Standard is rolling out, keep an eye on updates for new grants or low-interest loans. 

What private landlords should do now

1. Inspect and document your properties 

Carry out a full inspection before the Decent Homes Standard officially comes into force. Look for signs of damp, disrepair, or inadequate heating. Keep photos and reports for your records, as these will be crucial if enforcement officers ever investigate. 

2. Create a maintenance response plan 

Establish clear timelines for responding to tenant complaints. For example: 

• Acknowledge issues within 24–48 hours. 
• Inspect within 7 days for damp, mould, or structural problems. 
• Complete repairs or provide a timeline within 14–28 days, depending on severity. 

Having a written policy helps demonstrate due diligence and protects you if complaints arise. 

3. Budget for upgrades 

The Decent Homes Standard will likely highlight problems like inefficient heating, poor insulation, or old bathrooms and kitchens. Set aside funds for upgrades now to avoid large, urgent costs later.  

4. Train or brief your letting agents 

If you use a letting agent, ensure they know how to spot and report potential hazards. Ask for detailed maintenance reports after every inspection and ensure they track tenant complaints properly. 

5. Communicate with tenants 

Encourage tenants to report problems early and reassure them that doing so will not jeopardise their tenancy. This builds trust and helps you catch maintenance issues before they escalate.    

What happens if private landlords don’t comply with Awaab’s Law and the Decent Homes Standards? 

Under the Renters’ Rights Act, local councils will have stronger enforcement powers to tackle substandard housing. This includes: 

• Inspection powers allowing councils to enter properties to assess compliance with the Decent Homes Standard. 
• Improvement notices requiring you to carry out repairs within a set timeframe. 
• Civil penalties or prosecution for serious or repeated breaches. 
• Banning orders for landlords who consistently fail to maintain safe living conditions. 

Additionally, tenants will be able to report issues directly to a national housing ombudsman, bypassing slow local enforcement routes. This makes early compliance all the more important. 

What if the tenant refuses access or delays repairs? 

Landlords have a legal duty to maintain their properties. But tenants also have a responsibility to allow reasonable access for inspections and repairs.  

If a tenant repeatedly refuses access, the key is to keep detailed records of all attempts to arrange visits, including dates, times, and copies of written notices or messages. 

If the issue is urgent, you should inform the tenant in writing that refusal of access could affect their health and that you may need to contact the local authority for assistance. In extreme cases, the council can issue a notice requiring the tenant to allow access for essential works.  

Never attempt to enter the property without permission, as this could breach the tenant’s right to quiet enjoyment. 

If my letting agent handles maintenance, am I still legally responsible for compliance? 

Yes. Even with a letting or managing agent, legal responsibility for compliance remains with you as the landlord. The agent acts on your behalf, but the property and tenancy are legally your responsibility. If your agent does not make repairs, sends wrong notices, or skips safety checks, you can still face enforcement action.  

To protect yourself, ensure that your management agreement clearly sets out who is responsible for what. Ask for written proof of completed inspections, repairs, and safety certifications. Work with accredited agents and confirm that they carry professional indemnity and client money protection insurance.  

The business case for compliance 

These new standards might seem like another layer of regulation. But they can actually strengthen your business in the long run. Properties that meet or exceed the Decent Homes Standard tend to: 

• Attract higher-quality tenants who stay longer. 
• Experience fewer disputes and complaints. 
• Require fewer emergency repairs over time. 
• Retain or increase their market value. 

Treating compliance as part of your brand positions you as a responsible and professional landlord in a tightening market. 

Key takeaways for landlords 

• The Decent Homes Standard will soon apply to private rentals. Ensure your properties meet the new minimum standards for safety and comfort. 
• Awaab’s Law will require faster responses to damp, mould, and health hazards, with documentation of all repair actions. 
• Keep thorough records, act promptly on maintenance issues, and communicate transparently with tenants. 
• Failure to comply can lead to fines, banning orders, or licence loss, even if you use a letting agent. 
• Proactive landlords who adapt early will not only avoid penalties but also improve tenant satisfaction and property value. 

The Renters’ Rights Act 2025 signals the beginning of a new standard for private renting in England. One where decent, healthy homes are the baseline rather than the exception.  

By getting ahead of the Decent Homes Standard and Awaab’s Law now, private landlords can protect their investments, avoid enforcement action, and build a stronger reputation in an increasingly regulated market.