Ten tips for compliance with the Decent Homes Standard and Awaab's Law

With the new Awaab’s Law, landlords face a significant change in their responsibilities around damp, mould and overall housing conditions. The law is named after Awaab Ishak, a young boy who tragically died after prolonged exposure to mould in social housing. Under this new regime, social landlords must investigate and resolve complaints about damp and mould within strict timeframes.

Alongside this, the Decent Homes Standard sets minimum quality requirements for homes, they must be weather‑proof, warm, free from serious disrepair and of a reasonable state of repair. As the upcoming Renters’ Rights Bill promises to extend many of these duties into the private rented sector, it has never been more important for all landlords to understand their obligations. Below are ten practical tips to help you stay compliant with both Awaab’s Law and the Decent Homes Standard.

1. Conduct regular property inspections

Scenario: You visit a property and discover mould behind a wardrobe in the bedroom, which you hadn’t spotted before because the tenants never reported it and it was hidden by furniture. When you come to re‑let the property, the mould has worsened, and the cost of remediation is much higher. Regular inspections allow you to identify early warning signs of damp, mould, structural deterioration or poor ventilation. For older buildings or ones with a history of issues, more frequent inspections may be required

 What to do:

• Schedule a full inspection at least once a year (preferably more for higher‑risk properties)
• Focus on risk areas: bathrooms, kitchens, external walls, roof spaces, windows
• Take photographs and document conditions at each inspection
• Note the date, findings, any tenant communication and outcomes

Top tip: Create and maintain a consistent inspection checklist. Clear records will support you if later challenged about whether you have met your obligations.

2. Respond promptly to damp and mould complaints

Scenario: A tenant reports mould on a kitchen wall. You schedule a mould‑removal contractor for two weeks’ time but under Awaab’s Law, a social landlord must investigate within 10 days and begin repairs within five days of identification. The delay exposes you to regulatory action and increases health risks for the tenant.

What to do:

• On receiving the report, investigate within the legal time frame (e.g. 10 days for investigation)
• Remove visible mould and fix the root cause (such as a leak or poor ventilation)
• Communicate clearly with the tenant about what will be done and when
• Keep records of when you were notified, actions taken, who carried out the work and completion dates

Top tip: Even if you’re a private landlord currently outside the social housing remit, treat damp and mould complaints as high priority now. Early action can reduce costs and tenancy disputes.

3. Maintain effective heating and insulation

Scenario: The property’s loft insulation is inadequate, and the boiler is past its service date. As a result, rooms are cold, condensation forms on external walls and the tenants are unhappy with high energy bills. Under the Decent Homes Standard, homes must provide reasonable thermal comfort.

What to do:

• Make sure the heating system is functional, efficient and properly sized for the property
• Check insulation levels: loft, cavity walls, floors and windows. Upgrade where needed
• Advise tenants to use heating sensibly, prevent cold surfaces and control humidity

Top tip: Investing in insulation and efficient heating now protects you from upcoming regulatory changes and helps tenants stay warm at lower cost.

4. Service boilers and bleed radiators

Scenario: A tenant complains the upper floor radiator is cold, and the next day the boiler fails completely. On inspection you discover the radiators haven’t been bled, the system pressure is low and the boiler hasn’t been serviced in over two years. The heating failure triggers a complaints process.
A well‑maintained heating system is key to delivering warmth and minimising condensation (a common cause of mould).

What to do:

• Arrange an annual service of the boiler by a qualified engineer (preferably ahead of winter)
• Check system pressure, bleed radiators, inspect pipe insulation especially in unheated spaces
• Provide tenants with clear information on how to safely report heating faults

Top tip: Schedule the boiler service and safety check together. This consolidates cost, meets safety obligations, and helps reduce risk of call‑outs in winter.

5. Ventilate to prevent condensation

Scenario: After heavy rainfall, the tenant begins drying washing indoors and notices mould forming on the ceiling cornice and beams. The extractor fan in the bathroom is faulty and the windows lack trickle vents. Poor ventilation has allowed moisture build‑up. Ventilation is critical in controlling moisture and preventing mould. Without it, you risk failing both mould‑related obligations and the Decent Homes Standard’s health criteria.

 What to do:

• Check extractor fans in bathrooms and kitchens are working and adequate for the space
• Install trickle vents or consider mechanical ventilation where needed
• Share simple tenant guidance: use lids when cooking, open windows periodically, avoid drying clothes on radiators

Top tip: Include ventilation advice in your tenant welcome pack and remind tenants of their role in preventing mould.

6. Check electrical and fire safety measures

Scenario: A fire escapes from the kitchen because the fire door was missing and the carbon monoxide alarm hadn’t been tested. The tenant insists they never received instructions on alarm maintenance. The landlord lacks test records and faces a breach of safety regulations. Proper safety systems are central to property condition standards and regulatory compliance.

 What to do:

• Install and test smoke alarms and carbon monoxide alarms in line with regulations before the tenancy starts
• Keep alarms in working order and log each test (tenant‑signed confirmation if possible)
• Inspect fire doors, escape routes, and check all electrical systems are safe and certificated

Top tip: Document all safety checks carefully, this is vital evidence if a matter is referred to a regulator or adjudicator.

Check out our ultimate guide to fire safety regulations for landlords and our ultimate landlord guide to electrical hazards for more useful advice.

7. Keep the exterior in good condition

Scenario: The roof has a missing tile that went unnoticed. After heavy rain, the insulation and ceiling plaster are damaged. The problem could have been prevented if the exterior had been inspected and the tile replaced earlier.
Under the Decent Homes Standard, a property must be in a reasonable state of repair, meaning the exterior and structure must be maintained.

 What to do:

• Inspect walls, roof, guttering, drains, doors and windows for damage or wear
• Maintain outdoor areas: paths, driveways, fences, handrails, and gates should be safe and in good repair
• Document external condition and any repairs

Top tip: Regular external inspections reduce risk of damp entering from outside and support your internal condition standards.

8. Keep up to date with records

Scenario: A tenant seeks compensation after persistent mould. The landlord claims they fixed the issue but has no written log or dated photographs of the inspection, repair, or tenant notifications. The case goes against them in adjudication. Good documentation demonstrates you’ve taken your responsibilities seriously.

 What to do:

• Keep a log of tenant reports, inspections, repairs, tenant communications, and follow‑ups
• Store photographs, dated entries and contractor reports
• Use property management software or organise spreadsheets for efficiency and audit‑readiness

Top tip: The more complete your record‑keeping, the better your position in any dispute, regulatory review, or legal challenge.

A recent resolution case study from mydeposits highlights problems caused by insufficient records and outdated check-in reports when dealing with tenants who have not maintained property standards at tenancy end.

9. Make sure you’re properly protected

You face an unexpected legal dispute with a tenant over property damage and rent arrears. Without the right insurance, you risk significant financial loss and prolonged stress. With the Decent Homes Standard raising the bar on property condition and tenant safety, having comprehensive landlord insurance is more important than ever.

What to do:

• Choose a policy that covers accidental and malicious damage
• Check legal expenses and rent protection are included to safeguard your income and provide peace of mind
• Consider insurance recommended by trusted industry bodies such as the National Residential Landlords Association (NRLA)

Top tip: Total Landlord’s award winning landlord insurance is recommended by the National Residential Landlords Association (NRLA). Our Premier policy includes cover for accidental and malicious damage, and we offer legal expenses and rent protection insurance to safeguard both your property and your rental income and protect you from costly legal disputes.

We also strongly recommend that you take deposits from all your tenants. NRLA deposit protection partner, mydeposits, is a government authorised tenancy deposit protection scheme who uniquely cover every region of the UK. NRLA members get a 30% discount when using mydeposits insurance in England and Wales.

10. Plan for regulation changes

Scenario: A property remains at EPC band G with outdated heating and single glazing. The upcoming Renters’ Rights reforms mandate higher thermal efficiency and property standards. The landlord now faces high upgrade costs and void periods due to enforced works. The housing regulation landscape is shifting: the Renters’ Rights Bill and proposals to extend the Decent Homes Standard to private rentals mean proactive planning is vital.

What to do:

• Audit your property portfolio: identify insulation, glazing, heating, and ventilation shortfalls
• Develop a phased upgrade plan targeting EPC C or above, modern heating, double/triple glazing, and mechanical ventilation
• Communicate with tenants about planned improvements and any impact

Top tip: Investing in upgrades now reduces disruption later, protects your liability, improves tenant satisfaction, and enhances property value.

Visit Total Landlord's Renters’ Rights Bill hub for regular updates as the bill progresses.