If you are moving into a privately rented home in England, checking for damp, mould and other serious hazards should be part of your move-in routine. A government consultation published on 9 October 2026 proposes how Awaab’s Law could be extended to private rented homes. The proposal matters to tenants, but it is important to understand what is already in force and what is still being decided.
What is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to mould in his family’s social rented home. The law introduced requirements for social landlords to investigate and address serious hazards within set timeframes.
Phase 1 of the requirements for social housing came into force on 27 October 2025. It covers significant damp and mould hazards and emergency hazards. The rules are intended to make sure serious problems are investigated and made safe promptly, rather than allowing complaints to go unanswered.
For the current rules and tenant guidance, read the government’s Awaab’s Law guidance for social landlords.
What is changing for private renters in 2026?
The Renters’ Rights Act 2025 gives the government powers to extend Awaab’s Law to private rented tenancies in England. On 9 October 2026, the Ministry of Housing, Communities and Local Government opened a consultation on how the extension should work.
The consultation asks for views on which hazards should be covered, how landlords should investigate reported problems, what action they should take and how much time they should have to implement the requirements. It also asks whether protections should cover certain licence-based accommodation, including supported housing, temporary accommodation and care leaver accommodation.
The proposed private-rental rules are not yet in force. The consultation is seeking views on the details. The government says the earliest feasible implementation date for private rented tenancies would be 2027, depending on the regulations and preparation required. The consultation closes at 11:59pm on 18 December 2026.
You can read the official proposal at Extending Awaab’s Law to private rented tenancies and to licences.
What to check before moving into a rental home
A move-in inspection helps you record the condition of the property before your belongings arrive. It does not replace a professional survey or guarantee that hidden defects will be found, but it gives you a useful record and helps you raise concerns early.
1. Look for signs of damp and mould
Check ceilings, outside-facing walls, window frames, corners behind doors and areas around plumbing. Look for visible mould, water staining, peeling paint, bubbling wallpaper and persistent musty smells. Pay particular attention to bathrooms, kitchens and rooms with limited ventilation.
Do not assume that painting over a stain has solved the underlying problem. Ask the landlord or agent whether there has been a leak or previous damp issue and whether repairs were completed.
2. Check windows and ventilation
Open and close windows where possible. Check that extractor fans in kitchens and bathrooms work and that air vents are not blocked. Poor ventilation can contribute to condensation, so ask how ventilation systems should be used and maintained.
3. Check for leaks and water damage
Look under sinks, around toilets, near radiators and beneath visible pipework. Run taps briefly and check that water drains normally. Look for fresh stains or damp patches around ceilings and walls, especially below bathrooms or roof spaces.
4. Test basic fixtures and services
Check that doors and windows close securely, lights work and heating controls respond. Ask the agent to explain how the heating and hot-water system operates. If you notice an electrical concern, do not attempt repairs yourself. Report it to the landlord or agent and request that a qualified professional checks it.
5. Record the condition before unpacking
Take dated photographs or a short video of each room, including existing marks, damaged fittings and any areas of concern. Keep a copy of the inventory and send corrections in writing within the period stated by the agent or landlord. Save emails and messages about repairs.
What should you do if you find a problem?
Tell the landlord or letting agent in writing as soon as you identify a problem. Describe where it is, when you first noticed it and whether it appears to be getting worse. Attach clear photographs if they help explain the issue. Keep a copy of your message and any response.
If the issue is serious and is not being addressed, contact your local council’s housing or environmental health team for advice about the next steps. The council can assess housing hazards and explain what action may be available. You can also seek independent housing advice from a recognised tenant advice organisation.
Do not rely on a verbal promise alone. Written records make it easier to show when you reported a problem and what response you received.
Move-in inspection checklist
- Photograph every room before unpacking.
- Check ceilings, walls and window areas for damp or mould.
- Look under sinks and around visible plumbing for leaks.
- Test windows, doors, locks and ventilation fans.
- Check heating and hot-water controls.
- Record existing damage on the inventory.
- Send any corrections or repair requests in writing.
- Keep copies of the inventory, photographs and correspondence.
Does Awaab’s Law mean every repair must be completed within 24 hours?
No. Awaab’s Law does not mean that every maintenance issue in every rented home must be repaired within 24 hours. The requirements for social housing distinguish between emergency hazards and significant hazards, with different investigation and repair steps. The detailed requirements for private rented homes are the subject of the current consultation and have not yet been finalised.
What this means if you are moving soon
If you are renting privately in England, continue to use the usual move-in checks and report hazards promptly. The consultation is an important proposed change, but you should not assume that the private-rental Awaab’s Law requirements already apply. Keep records, ask clear questions before signing and make sure repair concerns are documented after you move in.
For the latest position, check the official government consultation and guidance rather than relying on summaries or social media posts. Rules can change as the government reviews responses and prepares the regulations.