How landlords can prepare and not panic for Awaab’s law
10 months ago
MPs warn housing associations not ready for Awaab’s Law amid Decent Homes Standard for PRS
12:01 AM, 17th July 2025, 9 months ago
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MPs raise doubts over whether social housing landlords will be ready for Awaab’s Law by October, as Housing Minister admits the Decent Homes Standard could take up to a decade to implement for the private rented sector.
Tulip Siddiq, MP for Hampstead and Highgate, raised concerns over how social housing landlords will implement regulations in practice.
In a separate committee meeting, Chair of the Housing, Communities and Local Government Committee Florence Eshalomi warned the Labour government that many housing associations are not well-resourced to carry out housing inspections, as Matthew Pennycook, Housing Minister, warned the Decent Homes Standard could take years to implement.
How will new regulations work in reality?
Under Awaab’s law, all social housing landlords will be required to fix dangerous damp and mould within set timeframes, and to complete emergency repairs within 24 hours.
Previously, Housing Secretary, Angela Rayner, confirmed under Awaab’s law will all social housing landlords will need to provide and pay for alternative accommodation if a tenant’s home cannot be made safe within set timeframes.
During oral questions to the Ministry of Housing, Communities and Local Government in Parliament, Ms Siddiq raised concerns over how the new regulations would work in reality.
She said: “I have real concerns about how ready housing associations are to implement the regulations, which are coming in very soon, in October.
“I have raised this issue with the National Housing Federation, but what assessment has the Minister made of housing associations’ ability to fully comply with all the regulations under Awaab’s law by October, so that we can ensure that all my constituents can live in a safe and healthy environment?”
Encouraging social landlords to act now
In response, Alex Norris, Parliamentary Under-Secretary for Housing, says the government is urging social housing landlords to act now to be ready for regulations.
He said: “We have published draft guidance for social landlords to make sure that they understand the requirements under Awaab’s law. As Ms Siddiq would expect, we are working very closely with them to support their operational readiness. We took a phased approach, but we are encouraging social landlords to act now.
“They should raise any concerns with us now, so that we can consider how to best support them. In the meantime, they must meet their existing legal obligations.”
However, as reported by Property118, many social housing landlords are still failing on emergency repairs ahead of Awaab’s Law.
Decent Homes Standard could take years to implement
In a separate meeting with Housing Minister Matthew Pennycook, Florence Eshalomi MP raised concerns that local authorities are unprepared for the initial phase of Awaab’s Law when it comes into force in October.
She warned that councils lack the resources to carry out the housing inspections required to enforce the new rules.
She said: “Local authorities are telling us they do not feel well-resourced to carry out these inspections. Do you think we’ll be in a situation in October where residents will feel that local authorities will come to inspect these, and local authorities cannot keep up?”
Mr Pennycook argued Awaab’s Law will give tenants new legal rights to hold social landlords to account and adds that broader reform is coming with the Decent Homes Standard.
However, the Labour government have admitted the Decent Homes Standard could take up to a decade to implement.
The Government has begun a consultation on Awaab’s Law and the Decent Homes Standard, which is expected to be implemented by 2035 or 2037 for the private rented sector.
Labour MP Sarah Smith argued the 10 year implantation was “too long and too extreme”.
She said: “Why are we not pushing as quickly as possible to make every landlord responsible for making sure that the homes families are living in in this country, while they await the progress of this building programme, are fit for human habitation? Surely there could be greater urgency than 2035.”
However, Mr Pennycook insisted the Decent Homes Standard would raise housing standards across the board.
Ms Eshalomi pushed back, warning the government must act with more urgency to implement the Decent Homes Standard.
She said: “The situation is getting dire on a daily basis. Unless we do things differently, Minister, we’re going to keep spending money as a sticking tape on this.”
Tags:
1.5 million homes, Awaab's law, Damp and Mould Regulations, emergency repairs, housing associations, renters rights bill, renting with pets, social housing landlords
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10 months ago | 5 comments
Member Since January 2025 - Comments: 57
4:26 AM, 17th July 2025, About 9 months ago
My 3 bed house was fully refurbished before my tenant moved in. Since he moved in he’s has 4 kids and they’ve trashed the place.
I’ve replaced the bath 2 times, oven 3 times, boiler once, carpets twice. He’s cracked a window, cracked toilet, gas fire had to be capped off as his kids melted the controls. Kitchen tiled floor cracked, doors ripped of hinges. Kids pulled on radiators so have to keep re-attaching to walls. Neighbour told me he leaves the kids alone for weeks on end while he goes abroad, and the kids end up fighting. Holes in walls, graffiti on side of house. Garden doesn’t get kept.
Can tenants just trash properties and landlords get found guilty of not meeting the Decent Homes Standard?
And if anyone is asking why don’t I just evict him. He’s paying around 60% of market rate so he can’t afford anywhere else, if I try to evict then chances are it will be the usual no rent paid, court costs, bailiff costs etc, I simply don’t have the money to cover my tenant not paying rent for however long it takes to evict.
Member Since September 2018 - Comments: 3538 - Articles: 5
9:06 AM, 17th July 2025, About 9 months ago
Reply to the comment left by Billy Gunn at 17/07/2025 – 04:26
S21 immediately. Why have you left it this long?
Your issue of him finding somewhere else is NOT your concern. Protecting your property is. Evicting sounds cheaper than keep carrying on with ridiculous situation where you have no idea what could happen next.
Make an immediate report to social services if this is a child protection issue first and foremost. He may already be on their radar you never know. Push for an immediate visit to the house.
If the damage is all due to him – then refuse to carry out any work until he pays for the damage first. Get it all noted and evidenced.
Member Since June 2019 - Comments: 782
9:14 AM, 17th July 2025, About 9 months ago
Sounds as if they are angling for an exemption or grants. Private landlords seem to be expected to cover any amount of expenditure.
I have no idea how 24 hour emergency repairs work on a bank holiday weekend or anything breaking on a Saturday evening. The timeframe just seems to be another stick to beat the PRS.
Member Since January 2015 - Comments: 1447 - Articles: 1
10:08 AM, 17th July 2025, About 9 months ago
Tough sh#t if local authorities are unprepared for the initial phase of Awaab’s Law when it comes into force in October.
The Government still expects the PRS to be ready or be fined.
Member Since January 2015 - Comments: 1447 - Articles: 1
10:14 AM, 17th July 2025, About 9 months ago
Reply to the comment left by Billy Gunn at 17/07/2025 – 04:26
“Can tenants just trash properties and landlords get found guilty of not meeting the Decent Homes Standard?” Yes
Honestly if you do not have money to cover a minimum of 6 missed/no rental payments then should not be in the PRS.
In the “old days” PRS landlords worked on 10 months rent pa not 12. But these times are much harder for many landlords with more and more tenants rights and less and less landlords rights, so you need a bigger pot to cover maintenance/non-payment of rent/court fees etc etc.
Member Since January 2016 - Comments: 473
11:07 AM, 17th July 2025, About 9 months ago
Good time to be a lawyer.
Member Since January 2025 - Comments: 57
5:57 PM, 17th July 2025, About 9 months ago
Reply to the comment left by Reluctant Landlord at 17/07/2025 – 09:06
As I mentioned, I cannot afford to go 1-2 years with no rent paid
I issue a S21, chances are tenants stop paying rent, I will have to go through court process and council will tell him to remain until bailiffs arrive otherwise he is considered making himself intentionally homeless and the council won’t house him
Member Since January 2025 - Comments: 57
5:58 PM, 17th July 2025, About 9 months ago
Reply to the comment left by Judith Wordsworth at 17/07/2025 – 10:14
6 months?
Try 1-2 years until it all gets sorted and bailiffs arrive
Member Since September 2018 - Comments: 3538 - Articles: 5
6:33 PM, 17th July 2025, About 9 months ago
Reply to the comment left by Billy Gunn at 17/07/2025 – 17:57S21 needs no reason (although you definitely have one).
I presume he’s claiming UC or HB?
First off get a direct payment requested (if you don’t already get it paid direct). Then follow up with an urgent email to the partnership manager to explain WHY this is needed – explain he is now at threat of homelessness if this is not agreed. This is to ensure he can maintain the tenancy while you continue to engage with him to address the issues in hand.
If he stops paying the rent the moment the S21 hits then make the council immediately aware. You have said he is paying the rent up to now so if he stops then this is clearly the reason. This IS an action whereby he is DIRECTLY making himself voluntarily homeless. There is no need to withhold rent to you even during a possession process. He is getting it paid by the state and he is responsible to pass this on for the accommodation he is receiving as per contractual agreement.
The inform the DWP (if he is on UC). If the rent element is being paid to him then it is for the rent and nothing else and if he is not passing this on then he is committing fraud and not using the state funds for what they were given to him for. Remind them that not paying the rent is also an action that is a direct ‘change in circumstance’ and he is supposed to self report this as part of HIS contract with the DWP. In some cases they will suspend the whole claim until the tenant comes clean with what is happening.
I know you fear no rent coming in, but you also know this will end. Keep going the way this now and it will only get worse. You have to take action.
Member Since January 2025 - Comments: 57
2:00 AM, 20th July 2025, About 9 months ago
Reply to the comment left by Reluctant Landlord at 17/07/2025 – 18:33
He is a social worker ironically, earning probably 35K-40K per year. Plus my neighbour who does the repairs also told me he earns £150 per phone call for translation
But it’s not an issue now, I’ve done some research and the Decent Homes Standard isn’t going to be implemented in the PRS until around 2035