Decent Homes and Hazard Standards: How Awaab’s Law Will Raise the Bar for Rental Housing

What’s Changing?

One of the most impactful reforms coming under the Renters’ Rights Bill is the extension of the Decent Homes Standard and new hazard protection rules—most notably the application of Awaab’s Law to private rented homes in England. These changes will come into effect from early 2026 onwards, with enforcement phased in by local authorities.

The government’s goal is simple: no one should live in unsafe or substandard housing, whether renting privately or through a social landlord.

What Is the Decent Homes Standard?

The Decent Homes Standard (DHS) was originally developed for social housing and sets a minimum threshold for:

Property condition
Repair standards
Kitchen and bathroom facilities
Energy efficiency

With the Renters’ Rights Bill, this standard is now being extended to all private rented homes, meaning landlords must ensure:

The home is in a reasonable state of repair
It has modern, safe facilities
It offers a reasonable degree of thermal comfort
There are no serious health or safety hazards

The standard becomes enforceable by local councils, who can inspect and impose penalties for non-compliance.

What Is Awaab’s Law?

Awaab’s Law is named after Awaab Ishak, a toddler who tragically died in 2020 due to prolonged exposure to toxic mould in a social housing flat in Rochdale. The case sparked national outrage and led to a new legal requirement for landlords to respond promptly to health and safety hazards.

Under this law—now extended to the private sector—landlords must:

Investigate serious hazards (e.g., mould, damp, gas leaks) within 14 days
Begin repairs within a further 7 days
Complete all necessary repairs within 21 days
Provide tenants with written updates throughout the process

Failure to do so may result in enforcement action, financial penalties, or even banning orders for persistent offenders.

What This Means for Landlords

These reforms will require many landlords to reassess the quality of their properties and ensure they meet the minimum living standard—proactively, not reactively.

Landlords must now:

Conduct regular inspections
Fix serious issues promptly
Maintain up-to-date records of repairs and tenant communications
Respond to hazard complaints quickly and formally

Common issues that must be addressed include:

Black mould and condensation
Leaky roofs or windows
Faulty boilers and unsafe electrics
Broken or unusable kitchens/bathrooms
Poor insulation or heating

If you manage older properties or HMOs, you may need to invest in upgrades to remain compliant.

What This Means for Tenants

Tenants will finally have strong legal protections against being ignored when they report unsafe conditions. Under the new rules, you can expect:

Clear deadlines for landlords to respond and repair
The ability to escalate issues to the council if those deadlines are missed
Protection from retaliatory eviction when raising safety concerns
Higher confidence in property quality across the market

This is particularly important for vulnerable tenants—such as children, elderly residents, or people with respiratory issues—who are more at risk from poor housing conditions.

Compliance and Enforcement

Local authorities will have expanded powers to:

Inspect properties without prior notice
Issue improvement notices or fines
Pursue banning orders for landlords who repeatedly fail to comply
Require proof that a property meets Decent Homes and Awaab’s Law standards

The government is also planning a national property database (covered in a previous blog), which will allow better targeting of inspections and complaints.

Final Thoughts

This reform brings a long-overdue level of accountability to the private rental sector. While most landlords already provide safe, decent homes, those who cut corners or delay essential repairs will now face real consequences.

For responsible landlords, the message is clear: act now to audit your portfolio, fix known issues, and create clear systems for hazard response. For tenants, this law offers a new layer of protection and dignity—no one should live with persistent mould, unsafe electrics, or broken heating.

Awaab’s Law is not just a legal change—it’s a moral imperative.

About LuArl Nest Estate Agents

At LuAr Nest, we believe in clear, honest service for both tenants and landlords. Whether you’re looking to rent your next home or find the perfect tenant, our team is here to guide you every step of the way.