Government launches Awaab’s Law consultation for private rented sector

‘Ben Beadle, chief executive of the National Residential Landlords Association (NRLA), said: “The death of Awaab Ishak due to dangerous conditions in a social rented home was an unimaginable tragedy that should never have happened.’
AWAAB DIED BECAUSE HIS PARENTS DIDNT HEAT THEIR SOCIAL SECTOR FLAT. IT IS THAT WHICH CAUSED THE SO-CALLED DANGEROUS CONDITIONS. SOMEHOW THAT HAS BEEN POLITICISED INTO ANOTHER ATTACK ON THE PRS. PLEASE ALL DO THE CONSULTATION AS OTHERWISE WE WILL BE SADDLED WITH EVEN HARSHER TIMESCALES THAN THE SOCIAL SECTOR – THIS IS APPARENT FROM THE QUESTIONS.

The death of Awaab Ishak, sad as it is, can and should not be used to open the floodgate of fines and further legislation/regulation/compliance for PRS landlords.
I do not mean to be harsh or unfeeling as nothing worse than to lose your child, but some responsibility must be born by his parent(s) for never having cleaned away mould when first seen. There are enough products in the shops, even bog standard bleach, to do this. There was need, or excuse, for the mould to have ever got to that state we have seen in photos.

Gove stated that 99% of mould is a direct result of condensation and tenant lifestyle. Most PRS landlords know this and there is nothing any can do much about it unless building in weekly/monthly cleaning to be included in the rent.

I had a tenant who, in writing, stated that she would not be opening windows in autumn, winter or spring as was too cold in this country; that if I wanted the windows wiped of condensation each morning then I could come and do it myself or pay someone to do it as it was NOT her job to do this. She had turned off the humidistat extractors in the kitchen and bathroom and taped up the double glazed window vents and hardly had the heating on. She even reported me to environmental health for installing hooded passive air vents as she said they made a draught. Thankfully EH sided with me and said there was nothing more I could do or to encourage the tenant to change her lifestyle and clean.

No landlord can force a tenant to do anything – not turn on the heating; not open windows; not wipe down tiles after a shower; not clean off bath and shower silicone surrounds; not use lids on saucepans or use extractors/de-humidifiers and not even to not turn extractors off at switches or fuse box.

For an up to £7k fine if this government brings in Awaab’s Law to the PRS will see even more landlords vacating the sector.

Landlords need the equivalent of ONE Union that has clout and power. The NRLA has no power and personally think they are more interested in selling courses and getting commission from 3rd party advertising. Yes there are other landlord association and organisations out there, some selling courses some not. But none with any clout, power or influence. But by the time there is one it will likely be too late for the PRS – shutting the door after the horse has bolted.

THE NRLA SUPPORT AWAABS LAW!!!!!!
SAYS SO IN THEIR NEWSLETTER RECEIVED YESTERDAY. IVE EMAILED THEM:

Dear NRLA.
Re Awaab’s Law you state:
‘We support the introduction of Awaab’s Law, and in our response will stress the need for the new regulation to take into account the context of the PRS and the way the sector operates.’
Please explain why?
TURKEYS VOTING FOR XMAS. HOW CAN THEY HAVE POLICY VIEWPOINTS WITHOUT CONSULTING THE MEMBERS?

Reply to the comment left by Judith Wordsworth at 14:50

‘I do not mean to be harsh or unfeeling as nothing worse than to lose your child, but some responsibility must be born by his parent(s) for never having cleaned away mould when first seen. There are enough products in the shops, even bog standard bleach, to do this. There was need, or excuse, for the mould to have ever got to that state we have seen in photos.’
THEY DIDNT HEAT EITHER. THERE ARE IMAGES OF MOULD AROUND RADIATORS WHICH COULD NOT HAPPEN IF THE RADS WERE HOT. THEY MUST HAVE BEEN DRYING CLOTHES ON THE COLD RADS.

Reply to the comment left by Judith Wordsworth at 10/10/2026 – 14:50
Hi Judith,

Worth separating the two mechanisms, because the £7k and Awaab’s Law aren’t the same thing and the difference matters here.

Awaab’s Law is an implied term in the tenancy. Section 60 of the Renters’ Rights Act 2025 extends section 10A of the Landlord and Tenant Act 1985 to leases under seven years, and section 10A is enforced by the tenant suing for breach of contract. The up-to-£7,000 civil penalty is a separate council power, for breaches like database registration. It isn’t a council fining you over condensation.

Section 10A isn’t strict liability either. There’s a defence where the landlord proves they “used all reasonable endeavours to avoid that breach”. Your humidistat extractors, the taped-up vents, the heating hardly on — that’s the defence, not the liability. It only counts as dated evidence gathered at the time: install records, the written advice you gave her, notes and photos from each visit. Assembled after a claim lands, it’s much weaker.

Nothing’s fixed for the PRS yet, which is what’s being consulted on. Social housing runs 24 hours for emergencies, 10 working days to investigate damp and mould, a summary within 3 of that ending, the work within 5. Joe’s right that’s where the harsher-than-social-housing question gets settled. It closes 11.59pm on 18 December, and your scenario is the evidence those questions need.

OJ

I experienced condensation and mould in one of my rental flats, despite the property having been freshly decorated and being in excellent condition when the tenants moved in.

In this case, the problem arose from the tenants’ failure to understand how to manage condensation and ventilation. Although the mould was relatively minor and did not present a serious health hazard, I nevertheless had to arrange remedial work.

The tenants never reported the problem. I only discovered it during one of my quarterly property inspections.

Of course landlords should be responsible for structural defects, inadequate ventilation and genuine disrepair. But tenants also have a responsibility to look after the properties they occupy, understand basic measures to prevent condensation and report problems promptly.

How can it be reasonable to hold landlords responsible for every instance of condensation and mould, regardless of its cause, particularly when tenants fail to report it? Surely responsibility needs to be shared, with the circumstances of each case properly considered.

everyone should be giving their opinion in the consultation!!!!