Private landlords in England should prepare for stronger requirements on responding to housing hazards, but preparation starts with separating the law in force from proposals still being considered.
What is the position now?
As at 14 October 2026, the government is consulting on how to extend Awaab’s Law to private rented tenancies and certain accommodation occupied under licence. The consultation was published on 9 October 2026. The Renters’ Rights Act 2025 provides powers for the extension, but further regulations are needed to set the detailed requirements for private landlords.
Do not assume that the response deadlines used in social housing already apply to an ordinary private tenancy. The consultation considers the approach to investigations, making hazards safe, communications and implementation. Those proposals are not a settled private-sector timetable.
Repairs cannot wait for new legislation
Existing responsibilities still matter. GOV.UK guidance explains that landlords are normally responsible for the structure and exterior, sanitary fittings, heating and hot water systems, and gas and electrical safety. A landlord should therefore respond to a reported defect on its own facts, rather than defer action because another reform is being consulted on.
Where someone may be in immediate danger, address the emergency through the appropriate emergency service or competent professional. Routine booking processes should not become an obstacle to an urgent response.
Create a usable repair record
A useful working file is a timeline, not simply a folder of invoices. Start with the date of the report, the location of the problem and the resident’s description. Add the inspection arranged, findings received, work authorised and completion evidence.
Keep the resident informed of appointments and changes. If access or a specialist part delays work, record the reason, the next action and who is responsible for following it up. These are practical management recommendations, not a claim that a particular record format satisfies every legal requirement.
Check the handover between people
If an agent manages the property, agree who receives reports, who can authorise urgent spending and who follows up outstanding work. For a leasehold flat, identify the contact for defects involving the wider building. Test that these arrangements work outside ordinary office hours.
- Give residents a clear reporting route.
- Maintain current contact details for contractors and managing agents.
- Review open repair reports regularly.
- Keep inspection findings and completion records together.
- Update procedures when final regulations and guidance are published.
Review date and sources
Reviewed on 14 October 2026 against the government’s consultation on extending Awaab’s Law and GOV.UK guidance on private-rental repairs. Government information is used under the Open Government Licence v3.0 where applicable; detailed references are retained in the editorial record.
This article concerns England. Check current official guidance and the circumstances of the property before relying on a particular legal deadline.