How to prepare for Awaab's Law as a private landlord

The forthcoming extension of Awaab’s Law to the Private Rented Sector (PRS), as part of the broader rental reforms under the Renters' Rights Bill, marks a pivotal moment for landlords across England. While initially focused on social housing, the tragic circumstances that led to this law - the death of two-year-old Awaab Ishak from prolonged mould exposure - have driven a clear legislative goal: to impose strict, legally enforceable timeframes for investigating and fixing serious hazards in rented homes.

For private landlords, this is a clear signal: the era of delayed responses to maintenance issues, particularly those concerning damp, mould, and health hazards, is over. Though the exact application date for the PRS is still being confirmed, preparation must start now. In time, failing to comply with Awaab's Law could result in substantial fines, compensation payments, and even criminal prosecution.

Understanding the core requirements

Existing Awaab's Law legislation across social housing focuses on setting out mandatory, tight deadlines for addressing reported hazards. While the initial phase focuses specifically on damp and mould and emergency repairs, the law is designed to expand quickly to cover a wide range of issues under the Housing Health and Safety Rating System (HHSRS).

Key components of Awaab's Law:

The following aspects across social housing provide a strong indication of what private landlords will likely be required to meet:

• Emergency Hazards (e.g., severe damp, structural risk, burst pipes): Landlords must investigate and take action to make the property safe.
• Significant Hazards (e.g., persistent damp and mould): A full investigation must be completed.
• Tenant Report: A written summary of the investigation findings, the proposed repair works, and estimated timelines must be provided to the tenant.
• Commencement of Works: Safety works for a significant hazard should begin as soon as possible, and full repairs must be completed within a reasonable time.
• Alternative Accommodation: If safety works cannot be completed within the specified timeframes, suitable alternative accommodation must be offered to the tenant at the landlord’s expense until the hazard is resolved.

Step-by-step preparation checklist

To ensure you're ready when Awaab’s Law is enforced in the private sector, focus on transforming your maintenance processes from reactive to proactive and rapid.

1. Proactive property health checks

Don't wait for a complaint. Implement a rigorous, documented schedule of inspections that specifically looks for potential hazards, paying close attention to signs of damp, mould, and ventilation issues.

• Seasonal Focus: Recognise that damp and mould issues often become more prominent in colder, wetter months. Plan for more thorough property health checks before winter sets in.
• Early Intervention: Address minor maintenance issues (e.g., small leaks, blocked gutters, poor extractor fan performance) immediately. These seemingly small problems are often the root cause of the damp and mould issues Awaab's Law targets.

2. Streamline tenant reporting

The clock for compliance starts the moment you are made aware of a potential hazard. You need a clear, documented, and accessible system for tenants to report issues 24/7.

• Clear Channels: Provide tenants with a single, reliable point of contact for repairs (e.g., a dedicated email address or phone number for an agent/contractor).
• Emergency Protocol: Clearly explain what constitutes an emergency and how to report it outside of normal business hours to ensure the 24-hour response time can be met.

3. Establish a rapid response contractor network

Meeting the 24-hour and 5-working-day deadlines is impossible without guaranteed contractor availability.

• Tiered Contractor List: Create a list of trusted, reliable contractors for emergency and non-emergency works. Ensure they are aware of the new, strict deadlines and are willing to be on call for urgent issues.
• Specialist Help: Secure access to damp and mould specialists for thorough investigations that go beyond surface treatment, focusing on the root cause of the issue (e.g., building defects, ventilation).

4. Upgrade record-keeping and administration

Detailed documentation will be your primary defence against any non-compliance claims. You must be able to prove that you acted within the required timeframes.

• Digital Trail: Use a software system or clear digital process to log the date and time of initial complaint, the investigation date, all communication with the tenant, contractor work orders, and completion certificates.
• Written Summary: Have a template ready for the written summary you must provide to the tenant, which includes findings, repair schedule, and timelines.

5. Financial preparedness

Faster response times and more frequent, in-depth maintenance will increase operating costs.

• Budget for Contingency: Adjust your rental business model to allocate a larger contingency budget for urgent, unscheduled repairs and potential costs associated with temporary re-housing.

The solution: Partnering with ResiSure for compliance

The key to meeting the strict deadlines of Awaab’s Law once it arrives in PRS is proactive data. Resisure’s environmental sensors provide this crucial insight, designed for simple, fast, and non-disruptive installation.

Effortless setup and activation

We’ve designed our sensors for maximum convenience and minimal disruption. Forget complicated wiring, pairing, or fiddling with tenant Wi-Fi:

• Wireless and Ready-to-Go: Resisure sensors arrive fully activated. They are pre-installed with a long-life battery and an active IOT data SIM card (no reliance on tenant Wi-Fi).
• Simple 3-Step Process: Get set up in seconds:
  1. Scan the QR code on your sensor.
  2. Input the address where the sensor will be placed.
  3. Attach the sensor to a clean wall in an optimal, central location (like a hallway or living room).

Discreet and powerful technology

• Discreet Design: Each sensor is approximately the size of a mobile phone and blends seamlessly into its surroundings, ensuring minimal impact on the tenant's home environment.
• Comprehensive Data Collection: The sensor tracks the crucial metrics that matter for compliance and tenant health: Air Quality, Mould Risk, Temperature, and Humidity.

Tailored, actionable reporting

• Continuous Monitoring: Readings are taken every 30 minutes and sent to our data centre every 3 hours.
• Weekly Insights: Our specialist algorithms analyse this data to generate a detailed, weekly report sent directly to you, keeping you informed and allowing you to validate any retrofit efforts.

This proactive monitoring allows you to identify rising risks before a tenant even reports an issue, making compliance with Awaab’s Law deadlines achievable.

Don't leave your compliance to chance. A proactive approach is essential to protect your investment and your tenants once Awaab’s Law extends to the private rental sector.

Contact Resisure today to discuss how our dedicated compliance solutions can simplify Awaab's Law preparation and future-proof your property portfolio.