Awaab's Law: Landlord Compliance Guide

Understanding Awaab's Law: A Landlord's Guide to Compliance

New regulations are coming - here's what every landlord in Darlington, Teesside, and County Durham needs to know

If you've been keeping an eye on the lettings landscape recently, you'll have heard the name Awaab's Law mentioned with increasing frequency. For some landlords, it's prompted a degree of anxiety. For others, it's simply added to the growing pile of regulatory changes that feel harder and harder to keep on top of.

The good news? If you're already a responsible landlord who takes your property and your tenants seriously, Awaab's Law is not something to fear. It is, at its heart, a piece of legislation designed to hold negligent landlords to account not to penalise those who are already doing the right thing.

In this guide, we'll walk you through exactly what Awaab's Law means, what it requires of you, and the practical steps you can take right now to ensure you're fully prepared. As your local property experts here at Castle Homes, we've made it our business to stay ahead of every regulatory change so that you don't have to navigate it alone.

What Is Awaab's Law and Why Does It Matter?

Awaab's Law takes its name from Awaab Ishak, a two-year-old boy who tragically died in December 2020 as a direct result of prolonged exposure to black mould in a social housing property in Rochdale. The subsequent inquest and public outcry prompted the government to act, introducing strict new requirements around how landlords must respond to reports of hazardous conditions in their properties.

The legislation was introduced as part of the Social Housing (Regulation) Act 2023 and initially applied to social housing providers. However, the government has made clear its intention to extend the core principles of Awaab's Law to the private rented sector, meaning private landlords across England will be required to meet defined response timescales when tenants report hazards.

Why it matters: This isn't simply another box-ticking exercise. Awaab's Law represents a fundamental shift in how landlord accountability is measured and enforced. Ignorance of the rules will not be an acceptable defence.

What Does Awaab's Law Actually Require?

At its core, Awaab's Law establishes mandatory timescales within which landlords must respond to, investigate, and resolve reported hazards in their rental properties. Here's a plain-English breakdown of the key requirements:

Hazard Investigation

When a tenant reports a potential hazard such as damp, mould, structural defects, or other conditions that could pose a risk to health, landlords are required to investigate the issue within a defined timeframe. Under the social housing framework (which is expected to inform the private sector rules), this initial investigation must be completed promptly after the report is received.

Written Confirmation and Action Plans

Landlords must provide tenants with written confirmation that their report has been received and is being acted upon. Where a hazard is identified, a clear remedial action plan, including timescales for works, must be communicated to the tenant.

Remedial Works Timescales

Emergency hazards (those posing an immediate risk to health or safety): Works must begin within 24 hours of the hazard being identified.
Urgent hazards (serious but not immediately life-threatening): Remedial action must commence within seven days.
All other hazards: Works must be completed within a reasonable timeframe, which is expected to be defined more precisely as the legislation is extended to the private sector.

Ongoing Communication

Landlords are expected to keep tenants informed throughout the process, not simply acknowledge the report and go quiet. Clear, documented communication is a key component of compliance.

Important note: The precise timescales and definitions for the private rented sector are subject to ongoing consultation and secondary legislation. Castle Homes will keep all of our managed landlords updated as the final details are confirmed.

Common Landlord Concerns Answered

We speak to landlords every week, and since Awaab's Law began making headlines, a handful of questions come up time and again. Let's address them directly.

"What actually counts as a hazard?"

This is one of the most common points of confusion. Under the existing Housing Health and Safety Rating System (HHSRS), which Awaab's Law works alongside, hazards are broadly defined as any condition in a property that poses a risk to the health or safety of the occupants. This includes:

Damp and mould growth
Excess cold (inadequate heating)
Structural instability
Electrical hazards
Falls on stairs or uneven surfaces
Carbon monoxide or gas leaks

It's worth noting that not every maintenance request will constitute a "hazard" under the legislation. A dripping tap is not a hazard. Persistent black mould affecting a bedroom ceiling very likely is. The distinction matters, and good record-keeping will help you demonstrate that you've assessed each report appropriately.

"What if the damp or mould is caused by the tenant's lifestyle?"

This is a legitimate concern, and one that many landlords raise. Condensation caused by inadequate ventilation or tenant behaviour, such as drying clothes indoors without opening windows, can contribute significantly to mould growth. However, Awaab's Law does not allow landlords to simply attribute the problem to the tenant and close the case.

The expectation is that landlords will investigate the root cause of any reported damp or mould, address any structural or maintenance issues that may be contributing, and provide tenants with appropriate guidance where lifestyle factors are a factor. Documenting this process thoroughly is essential.

"How will the rules be enforced?"

Enforcement in the private rented sector is expected to sit primarily with local councils, who already have powers under the HHSRS to inspect properties and issue improvement notices. Awaab's Law is expected to strengthen these powers and introduce clearer grounds for action where landlords fail to meet the defined response timescales. Financial penalties and, in serious cases, rent repayment orders are among the tools available to enforcement bodies.

"I self-manage my properties, will I be expected to respond 24 hours a day?"

This is a practical concern that many self-managing landlords raise, and it's a fair one. The legislation is not designed to make it impossible to self-manage, but it does place a genuine obligation on landlords to have systems in place to receive and respond to urgent reports in a timely manner. For landlords who are frequently unavailable or who manage a larger portfolio, this is one area where professional management can provide genuine peace of mind.

A Practical Compliance Checklist for Landlords

The best way to approach Awaab's Law and indeed any regulatory change is to be proactive rather than reactive. Here's a straightforward checklist to help you audit your current position:

Property Condition

Carry out a thorough inspection of each property, paying particular attention to damp, mould, ventilation, heating systems, and structural integrity
Address any existing issues before they are reported by tenants
Ensure all properties meet the current Decent Homes Standard
Check that all smoke alarms, carbon monoxide detectors, and electrical installations are up to date and certified

Tenant Communication Systems

Make sure tenants know how to report a hazard — provide a clear, written process at the start of the tenancy and in your tenancy documentation
Ensure you have a reliable method for receiving urgent reports at any time (email, a dedicated phone number, or a property management portal)
Respond to all reports in writing, even if only to acknowledge receipt and confirm next steps

Documentation and Record-Keeping

Keep a log of all maintenance reports received, including the date, nature of the issue, and your response
Retain all correspondence with tenants relating to repairs and hazards
Document all inspections, including photographs where appropriate
Keep records of all contractor visits, quotes, and completed works
Store gas safety certificates, electrical installation condition reports (EICRs), and EPC certificates in an easily accessible location

Contractor Relationships

Ensure you have reliable, responsive contractors for emergency and urgent works — plumbers, electricians, and damp specialists in particular
Agree response time expectations with your contractors in advance
Keep a list of emergency contacts for out-of-hours situations

Policy Review

Review your tenancy agreements to ensure they reflect current obligations
Consider whether your landlord insurance provides adequate cover in the event of a hazard-related claim
Stay informed — subscribe to updates from your local council, NRLA, or a trusted letting agent

How Professional Property Management Supports Compliance

There's no question that the regulatory landscape for landlords has become significantly more complex over the past few years. Between the Renters' Rights Bill, changes to EPC requirements, and now Awaab's Law, keeping pace with your obligations as a self-managing landlord requires a considerable investment of time and knowledge.

This is precisely why Castle Homes was founded by landlords, for landlords.

Craig and Suzanne Walsh established Castle Homes in 2019 with a strong emphasis on compliance, having experienced first-hand the challenges of navigating an ever-changing regulatory environment. Our team understands what landlords in Darlington, Teesside, and County Durham are facing, because we've faced it ourselves.

When you work with Castle Homes as your letting and management agent, Awaab's Law compliance becomes part of a seamless, managed process:

Hazard reports are received, logged, and acted upon within the required timescales 24 hours a day, seven days a week
All communications are documented and stored, giving you a clear audit trail in the event of any dispute or enforcement action
Routine inspections are carried out regularly, identifying potential issues before they become reportable hazards
Trusted local contractors are on hand for emergency and urgent works, with agreed response times already in place
You receive regular updates and compliance reports, so you always know exactly where you stand

For landlords who are currently self-managing and feeling uncertain about the incoming changes, now is an excellent time to explore what professional management could mean for your portfolio — not as an admission of defeat, but as a smart, strategic decision.

The Bottom Line

Awaab's Law is a significant piece of legislation, and it deserves to be taken seriously. But it is not a threat to responsible landlords, it is a framework that formalises what good landlords are already doing.

If you maintain your properties well, respond to your tenants promptly, and keep clear records, you are already most of the way there. The steps outlined in this guide will help you close any remaining gaps and ensure you're fully prepared when the legislation comes into force for the private rented sector.

And if you'd like the reassurance of knowing that a dedicated, compliance-focused team is handling it all on your behalf, we're here to help.

Speak to Castle Homes today. Whether you have a single property or a growing portfolio, our team is ready to help you navigate Awaab's Law and every other regulatory change with confidence. Call us on 0330 124 8889, email info@castlehomesproperty.co.uk.

Castle Homes, Your LOCAL Property Experts in Darlington, Teesside, and County Durham.