From October 2026, the final phase of Awaab’s Law will come into force, expanding the legislation beyond social housing to cover private landlords.
This marks one of the biggest shifts in UK housing compliance in decades, and with it, a new set of legal, financial, and reputational pressures.
What Awaab’s Law Phase 3 Means
Phases 1 and 2 of Awaab’s Law focused on damp, mould, heating, and ventilation standards within social housing.
Phase 3 extends these same legal obligations to private landlords and managing agents across England, bringing approximately 4.6 million privately rented homes under the same strict repair timeframes.
From 2026 onwards, landlords will be required to:
Investigate reports of significant health hazards within 14 days.
Begin repairs within 7 days of identifying a serious issue.
Complete repairs within a reasonable and legally defined timeframe, depending on severity.
Failure to act within these timeframes can result in fines, compensation claims, and enforcement action under the Housing Act 2004.
What Counts as a “Significant Hazard”
Under Phase 3, the law will apply to nearly all hazards listed in the Housing Health and Safety Rating System (HHSRS), including but not limited to:
Excess cold or heat (inadequate insulation, broken heating systems, poor ventilation).
Damp and mould (persistent moisture, lack of airflow, poor repair).
Electrical and fire risks.
Structural issues and falls.
Hygiene and food safety concerns.
The government defines a significant hazard as any “risk of harm to a tenant’s health or safety that a reasonable landlord would take urgent action to resolve.”
In practical terms, this means private landlords will no longer be able to rely on reactive, case-by-case maintenance.
Instead, they’ll need to demonstrate preventative action, proving that their properties are not just habitable, but healthy.
Why Cold, Damp, and Poor Ventilation Are Still the Core Risks
Research by Public Health England and the NHS has repeatedly linked cold, damp homes with respiratory illness, cardiovascular strain, and increased mortality during winter.
The same indoor conditions that led to the death of Awaab Ishak in 2020 remain widespread across the private rental sector.
Many properties, particularly older builds, still rely on outdated heating, limited insulation, or sealed windows that restrict airflow.
These environments allow condensation and mould to thrive, and under Phase 3, those conditions could now lead to formal enforcement action.
How Landlords Can Prepare Now
1. Prioritise Air Quality Monitoring
Smart monitors that track humidity, CO₂, and VOC levels can identify ventilation or heating issues before they become hazards.
Products like Objective Health’s connected air quality sensors provide real-time data, helping landlords maintain compliance evidence and act before problems escalate.
2. Upgrade Ventilation Systems
Modern Mechanical Ventilation with Heat Recovery (MVHR) units help maintain constant airflow while retaining warmth, preventing both condensation and excess cold.
These systems are particularly valuable for older or multi-occupancy properties where moisture build-up is common.
3. Adopt Preventative Sanitisation Technology
Biovitae antibacterial LED lighting provides continuous protection against mould spores, bacteria, and viruses, working passively whenever the light is on.
For landlords managing multiple properties, this offers a simple, scalable way to reduce microbial growth and demonstrate proactive health measures between inspections.
4. Document Everything
Phase 3 places greater emphasis on accountability. Landlords should keep clear records of:
Tenant reports and inspection logs.
Maintenance timelines and contractor visits.
Preventative measures (ventilation installs, sanitisation upgrades, inspections).
Digital reporting tools or property management systems will be crucial for demonstrating compliance and avoiding costly disputes.
The Cost of Inaction
The Department for Levelling Up, Housing and Communities (DLUHC) has made clear that under Awaab’s Law, landlords can no longer claim ignorance or delay.
Local authorities will have enforcement powers to issue improvement notices, fines, or, in severe cases, banning orders.
Beyond penalties, there’s also reputational risk. With tenants now more empowered and legal protection expanding, failure to comply could impact rental income, insurance eligibility, and portfolio value.
Moving Towards Healthier Homes
Phase 3 of Awaab’s Law completes the shift from basic property management to health-centred housing compliance. It’s no longer about fixing problems when they appear, it’s about creating environments that actively prevent them.
At Objective Health, we work with landlords and housing providers to:
Implement Biovitae sanitising lighting for continuous antibacterial protection.
Install ventilation and air monitoring systems that meet new compliance standards.
Support proactive health-based maintenance strategies that reduce long-term costs.
With the 2026 deadline approaching, the most prepared landlords will be those acting now, not when the first notice arrives.