For London landlords and managing agents, the direction of travel is clear: reports of damp, mould and other serious hazards will need a prompt, recorded and effective response. The exact private-sector requirements are not yet final, but waiting for the regulations before improving procedures would be a risky strategy.

Why the consultation matters

The consultation closes at 11:59pm on 18 December 2026. The Government says extending Awaab’s Law could benefit more than five million additional households and move overall coverage from around four million to about nine million homes. It also reports that approximately one in ten private rented homes contains a category 1 hazard—the most serious classification under the Housing Health and Safety Rating System.

Awaab’s Law was introduced following the death of two-year-old Awaab Ishak after prolonged exposure to mould in his social home. Its core principle is that a landlord should not be able to leave a resident in unsafe conditions while a complaint moves slowly through an ordinary repairs process.

The current consultation is about how that principle should work in private rentals. It asks which hazards should be covered, how quickly landlords should investigate and act, and how the new duties should apply to people living under licences as well as tenancies.

What could the new regime require?

The Government is using the social-housing framework as the starting point for discussion. Under that model, significant hazards must generally be investigated within 10 working days. A written summary follows within three working days of the investigation, and the home must be made safe within five working days. Emergency hazards require investigation and action as soon as practicable and, in any event, within 24 hours. If the home cannot be made safe in time, suitable alternative accommodation may be required.

These are not yet the legal deadlines for private landlords. The consultation may lead to a different implementation timetable or modified requirements for the private rented sector. Nevertheless, the proposed model shows the operational standard landlords should begin planning for: rapid triage, reliable contractor access, clear communication and evidence that every step was completed.

Existing landlord duties have not gone away

Private landlords already have substantial responsibilities. Section 11 of the Landlord and Tenant Act 1985 covers core repair obligations. The Homes (Fitness for Human Habitation) Act 2018 requires rented homes to be fit at the start of and throughout a tenancy, while the Housing Act 2004 enables councils to take enforcement action where serious hazards exist.

Government guidance on damp and mould is equally important. Landlords should assess the issue urgently, identify and address its underlying cause, keep residents informed, document decisions and arrange follow-up checks. They should not delay action while waiting for medical evidence, nor should they assume that visible mould is simply the resident’s fault.

For many properties, the root cause may be a combination of building defects, inadequate heating, poor ventilation or water penetration. Cleaning the surface without fixing the cause is unlikely to be an adequate long-term response.

Six practical steps landlords can take now

1. Create one clear reporting route. Residents should know exactly how to report a hazard, including outside normal office hours. A web form, monitored email address and emergency telephone process should feed into the same case record.

2. Introduce a severity-based triage system. Train staff to recognise indicators of immediate danger, including severe leaks, electrical risks, structural instability, dangerous temperatures and extensive damp or mould affecting vulnerable occupants.

3. Record the evidence. Log the original report, photographs, inspection date, findings, resident communications, contractor instructions, work completed and follow-up. Good records help demonstrate that the response was timely and proportionate.

4. Review contractor capacity. Confirm who can attend urgently, who is qualified to diagnose complex damp or building defects, and how emergency works will be authorised when a decision-maker is unavailable.

5. Plan for temporary accommodation. Establish an escalation process for cases where a property cannot be made safe quickly. This is particularly important for portfolio landlords, HMO operators, supported-housing providers and agents managing temporary accommodation.

6. Inspect after the repair. Government guidance recommends re-inspection at least six weeks after remedial work for damp and mould. A closed job should mean that the cause has been addressed and the outcome checked—not merely that a contractor attended.

A compliance change—and a management opportunity

The proposed extension of Awaab’s Law will create operational pressure, especially for landlords managing older London stock. Yet it also provides an opportunity to reduce repeat repairs, protect residents, preserve asset condition and demonstrate professional management.

Landlords, agents and accommodation providers can respond to the consultation before 18 December 2026. Whether or not they do, now is the right time to audit hazard-reporting and repairs systems against the faster standard the Government is considering.

Hampshire Heights helps landlords and property owners manage London homes with responsive maintenance, clear documentation and practical compliance support. If you would like to review your portfolio’s repair procedures or strengthen day-to-day property management before the new regime is finalised, contact Hampshire Heights for a confidential discussion.