Letting and managing agents in the private rented sector (PRS) are expected to face new legally enforceable repair deadlines as the government proceeds with extending Awaab’s Law. A consultation launched today will gather views on how these rules should operate within the PRS and when they should come into effect.
Awaab’s Law was established following the death of two-year-old Awaab Ishak in 2020 due to prolonged exposure to severe damp and mould in his socially rented home. The existing legislation mandates social landlords to investigate and address serious housing hazards within specific timeframes. Under the Renters’ Rights Act, similar protections are planned to extend to privately rented homes in England.
The consultation will seek input from landlords, tenants, charities, and housing professionals. While the exact framework for the PRS is yet to be determined, the rules in the social rented sector offer an indication of the potential regime. For immediately dangerous issues, social landlords must investigate and make a property safe within 24 hours. For other serious hazards, an investigation must occur within 10 working days, with a written summary provided to tenants within three working days. Urgent safety work must then commence within five working days of the investigation, and longer-term repairs within 12 weeks.
The National Residential Landlords Association (NRLA) supports the extension of Awaab’s Law but urges the government to acknowledge the differences between the two rental sectors. The NRLA points out that many private landlords lack the in-house maintenance teams available to larger social housing providers and highlights the practical challenges of securing qualified tradespeople at short notice. NRLA chief executive Ben Beadle stated that the law must ensure no landlord can avoid accountability for sub-standard housing, but also argued that "more regulation alone will not achieve that" without effective enforcement.