Private renters facing new damp and mould rules: what you need to know
If you're renting privately in England, there's a significant shift coming that could reshape your rights as a tenant. The government has launched a consultation on whether to extend Awaab's Law, the legislation designed to protect renters from hazardous living conditions, to private landlords and temporary accommodation. The consultation runs until 18 December, and if approved, it could affect how quickly landlords must respond to complaints about damp, mould and other serious housing defects.
Currently, around four million households are already covered by Awaab's Law in the social housing sector. But this number could more than double if the proposed changes go ahead, potentially bringing protections to England's 11 million private renters, care leavers and people in temporary housing. For many, it's a long overdue shift in tenant protections.
What is Awaab's Law and how does it currently work?
Awaab's Law takes its name from Awaab Ishak, a two-year-old who died in 2020 following prolonged exposure to damp and mould in a housing association flat. The tragedy prompted sweeping changes to housing standards, with the law coming into force in 2025.
Under the first phase of the legislation, social landlords must respond to emergency repairs within 24 hours. Significant damp and mould issues must be investigated within ten working days. Later this year, a second phase will expand the rules to include other hazards that pose a "significant" risk of harm to residents.
It's a system designed to force landlords to act quickly when tenants report serious problems. No more waiting weeks or months for repairs that affect your health and home.
What would change for private renters?
If the consultation results in an extension to private properties, private renters would gain the same response timescales as social housing tenants. For damp and mould issues deemed "significant", landlords would have ten working days to investigate. Emergency repairs would need attention within 24 hours.
The proposed changes would also apply to people living in temporary accommodation provided by councils and care leavers in supported housing. This would represent a substantial step towards standardising tenant protections across different housing types.
Matthew Pennycook, the housing minister, stated that "irrespective of tenure, all renters have the right to live in a safe and decent home and have complaints responded to in a timely manner". It's a statement that many private renters have been waiting years to hear become law.
Why this matters now
Private rental standards have long lagged behind social housing protections. Many private renters have reported lengthy battles to get landlords to address damp, mould and other defects. Without legally enforced timescales, tenants often resort to withholding rent, pursuing small claims or simply enduring poor conditions because the complaint process feels futile.
From a landlord perspective, the extension would create a more level playing field. Currently, social landlords operate under strict compliance regimes that their private counterparts don't face. Extending Awaab's Law would harmonise expectations across both sectors and potentially improve housing stock quality overall.
Practical steps for private renters now
During this consultation period, it's worth getting your house in order if you're renting privately. Document any damp, mould or significant defects with photographs and written records. Keep copies of all communication with your landlord about repairs.
Know your current rights. Even without Awaab's Law, the Homes (Fitness for Human Habitation) Act 2018 requires landlords to keep rental properties in a habitable condition. If your landlord isn't meeting their obligations, you can raise complaints with your local council's environmental health team or pursue legal action through housing courts.
If you're considering your housing options more broadly, remember that with mortgage rates hovering around 5.13% for five-year fixed deals and the average house price at £272,611, homeownership remains an alternative for many. It's not for everyone, but it does give you control over your living conditions and property standards.
What happens next?
The consultation deadline is 18 December 2024. The government will review responses and decide whether to proceed with the extension. If approved, private landlords would need time to adjust their policies and repair procedures to comply with the new timescales.
For now, if you're renting privately, keep an eye on this consultation. It could genuinely improve your rights and the speed at which landlords must act on serious housing defects. The damp and mould problem hasn't gone away since Awaab Ishak's death, but the legal tools to tackle it could soon become much sharper.