If you’re a landlord in Southampton, Awaab’s Law is an important change to have on your radar – but it’s equally important to understand what does and doesn’t apply in August 2026.
Awaab’s Law was introduced for social housing following the death of two-year-old Awaab Ishak after prolonged exposure to mould in his home. The Renters’ Rights Act 2025 provides for Awaab’s Law to be extended to England’s private rented sector, introducing legally enforceable timescales for private landlords to make homes safe where serious hazards are identified.
However, as of August 2026, those specific requirements and timescales have not yet been brought into force for private landlords. The government has said it will consult on the detailed policy and implementation timetable.
That doesn’t mean Southampton landlords should wait. Existing duties around repairs, property condition and tenant safety continue to apply, while preparing good inspection, maintenance and record-keeping processes now can make future compliance easier.
Here’s what landlords need to know in August 2026.
What is Awaab’s Law?
Awaab’s Law sets statutory timescales for social landlords to investigate and make serious housing hazards safe.
The first phase came into force for social housing in England in October 2025, covering emergency hazards and significant damp and mould hazards. Further requirements for social landlords are being introduced in phases, with Phase 2 due to apply from 30 November 2026.
The Renters’ Rights Act 2025 provides for Awaab’s Law to be extended to the private rented sector. However, the government has not yet introduced equivalent statutory response deadlines for private landlords.
The government’s implementation roadmap lists the private rented sector extension as Phase 3, with the implementation date still to be confirmed following consultation.
So, in August 2026, private landlords should not use the deadlines applying to social landlords as though they already apply to private rented properties.
Instead, the priority should be understanding existing responsibilities and preparing for the additional requirements that will follow.
Why Southampton landlords should pay attention
Southampton has a large and varied private rental market, serving students, professionals, families and other tenants across the city.
Areas such as Portswood, Highfield and Bevois Valley have substantial student rental markets, supported by the University of Southampton and Solent University. Other parts of the city, including Shirley, St Denys, Bitterne and Woolston, contain a varied mix of houses, flats and older properties.
Whatever the age or location of a rental property, damp and mould should never simply be dismissed as a tenant lifestyle issue.
Problems can have multiple causes, including water leaks, defects in the building fabric, inadequate heating or ventilation, condensation and combinations of these factors. Identifying the underlying cause is therefore an important part of dealing with a reported problem properly.
For landlords with houses in multiple occupations, older houses or larger portfolios, having a reliable system for reporting, investigating and addressing property-condition problems is particularly valuable.
Landlords already have responsibilities for property condition
The planned extension of Awaab’s Law will add to an existing framework of landlord responsibilities rather than creating responsibility for property condition from scratch.
Private landlords already have legal obligations relating to repairs, safety and housing conditions.
Local authorities also have powers to investigate potentially hazardous housing conditions under the Housing Health and Safety Rating System and take enforcement action where appropriate.
The Renters’ Rights Act 2025 has strengthened aspects of the enforcement framework, so keeping properties safe and responding appropriately when tenants report serious problems should already be a core part of good property management.
The key point for Southampton landlords in August 2026 is simple: Awaab’s Law’s specific private-sector deadlines aren’t in force yet, but existing repair and safety responsibilities remain.
Awaab’s Law and the new Decent Homes Standard
Awaab’s Law forms part of a wider programme of reforms to improve conditions in rented homes.
The government confirmed in January 2026 that a new Decent Homes Standard will apply to both social and private rented homes in England.
Importantly, this is not yet a current compliance standard for private landlords. The government has confirmed that the new standard will apply from 2035, giving landlords time to prepare.
The new standard will introduce a common benchmark for rented housing, covering areas including property condition, repairs, facilities, thermal comfort, safety and damp and mould.
For Southampton landlords, this means there is a clear long-term direction towards higher and more consistent property standards – but the 2035 requirement shouldn’t be presented as though it already applies in August 2026.
Practical steps Southampton landlords can take in August 2026
You don’t need to wait for Awaab’s Law to be extended to the private rented sector before improving the way you identify and manage damp, mould and other hazards.
Carry out regular property inspections
Regular inspections can help identify problems before they become more serious.
Look for signs such as the following:
- Visible mould or persistent condensation
- Damp patches on walls or ceilings
- Water staining or evidence of leaks
- Problems around windows and external walls
- Damaged gutters, roofs or external building fabric
- Inadequate or defective ventilation in kitchens and bathrooms
Where the cause isn’t obvious, consider obtaining advice from an appropriately qualified professional rather than relying on assumptions about what is causing the problem.
Review your repair response process
The future extension of Awaab’s Law makes a reliable repair-reporting process particularly important.
Landlords and managing agents should have a clear way of:
- Recording when a tenant reports a problem
- Assessing the seriousness of the issue
- Arranging inspections where required
- Instructing appropriate contractors
- Recording work undertaken
- Keeping tenants informed
- Following up where necessary
Good systems help landlords respond effectively now and should also make adapting to future statutory timescales easier.
Deal with the underlying cause
Damp and mould can have several causes, so simply cleaning visible mould may not resolve the problem.
Where appropriate, landlords may need to investigate ventilation, heating, leaks, insulation, external defects or other building-related issues.
Measures such as effective extractor fans or other suitable ventilation improvements can form part of the solution where ventilation is contributing to the problem. More substantial interventions should be based on the property’s circumstances and, where appropriate, professional advice.
Keep clear records
Maintain records of inspections, repair reports, communications with tenants, contractor visits and completed work.
Good documentation helps you manage a property effectively and provides a clear record of what action was taken if a complaint or enforcement issue subsequently arises.
For portfolio landlords, having the same process across every property can make this considerably easier.
What changes should landlords watch for?
As of August 2026, the key development to monitor is the government’s consultation and subsequent regulations setting out how Awaab’s Law will work in the private rented sector.
The Renters’ Rights Act implementation roadmap confirms that the government intends to establish legally enforceable timeframes within which private landlords must make homes safe where serious hazards are present. However, the details and implementation date remain subject to consultation.
Landlords should therefore be cautious about articles, social media posts or other guidance quoting specific Awaab’s Law deadlines for private rentals. Unless and until the government confirms the private-sector regulations, deadlines applying to social housing shouldn’t automatically be treated as private landlord requirements.
How Hunters Southampton can help
Staying on top of a changing regulatory landscape can be challenging, particularly if you manage several properties across different parts of Southampton.
Hunters Southampton works with landlords across the city, from individual property owners to landlords managing larger portfolios.
Good property management includes keeping on top of inspections, maintenance, tenant communication and changing landlord obligations. Having clear processes in place now can also make it easier to adapt when further private rented sector requirements take effect.
Whether you’re considering professional property management or simply want to understand what the changing regulatory landscape means for your rental property, the team can help you assess your options.
Don’t wait until the deadline is on top of you
Awaab’s Law represents a significant shift in how serious housing hazards are dealt with – not a minor update. For Southampton landlords, the prevalence of older housing stock makes proactive inspection, maintenance and record-keeping particularly important.
The landlords who are best prepared will be the ones who audit their properties now, put solid processes in place, and treat compliance as an ongoing commitment rather than a one-off task.
Get ahead of it. Your tenants, your portfolio, and your peace of mind will all be better for it.
Ready to make sure your properties are well-managed and prepared for changing requirements? Book a free valuation with Hunters Southampton today and find out how we can support you through every stage of the compliance journey.
Want to talk through your specific situation? Get in touch with the Hunters Southampton team directly – we’re here to get you there.
