Awaab's Law Private Rented Sector: Repair Timescales for Private Landlords

Where Awaab's Law Stands for Private Landlords

Awaab's Law was enacted after two-year-old Awaab Ishak died from severe damp and mould exposure in social housing. The enabling legislation — Sections 10A and 10B inserted into the Landlord and Tenant Act 1985 — created statutory repair timescales that social landlords must follow.

The Renters' Rights Act 2025 provides for Awaab's Law to apply to the private rented sector. MHCLG has launched a public consultation on PRS-specific response times, hazard thresholds, and enforcement mechanics; the exact PRS requirements have not been set.

Here's the critical distinction: as of October 2026, the operational secondary regulations extending Awaab's Law to private landlords have not yet been made or brought into force. The strict statutory clocks that govern social housing providers under SI 2025/1042 do not currently carry legal penalties for private landlords.

That doesn't mean private landlords have no repair obligations. You're still bound by Section 11 and Section 9A of the Landlord and Tenant Act 1985, which require repairs within a "reasonable time" following notice.

Social Housing Timescales (PRS Rules Still Pending)

These are the current social-housing response clocks. The PRS rules, including their exact timescales, are still under consultation:

Emergency hazards — 24 hours. Gas leaks, dangerous electrical faults, total loss of water, major flooding, compromised external security, structural collapse risk, or acute damp and mould. Investigation and safety work must be completed within 24 calendar hours.

Significant hazard investigation — 10 working days. Once you become aware of a significant hazard (including damp and mould presenting harm risks), you have 10 working days to investigate.

Written summary — 3 working days. After completing the investigation, you must issue a written summary of findings, proposed repairs, and timelines to the tenant. If all work is finished within those 3 days, the summary isn't required.

Safety work (make safe) — 5 working days. Immediate safety measures — mould washes, dehumidifiers, temporary heating — within 5 working days of completing the investigation.

Alternative accommodation. If safety work can't be completed within the deadline, you must secure and fund suitable alternative accommodation.

Preventative work — 12-week backstop. Permanent remedial work to prevent recurrence must begin within 5 working days or as soon as possible, with physical commencement no later than 12 weeks from investigation completion.

Why You Shouldn't Wait for the Regulations

Councils can already fine private landlords up to £7,000 for Category 1 damp and mould hazards under existing HHSRS powers — those powers took effect on 22 June 2026 where the authority considers it would have been reasonably practicable to remove the hazard. A tenant who reports damp to Environmental Health doesn't need Awaab's Law to trigger enforcement.

Adopting the response timescales voluntarily gives you two things: a defensible paper trail if a council inspection does happen, and a system that won't need emergency overhaul when the PRS regulations finally drop.

The Decent Homes & Awaab's Law Guide includes the full damp response workflow — from tenant report to contractor sign-off — mapped against both current enforcement powers and the incoming Awaab's Law timescales.

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