Housing Standards & Disrepair

Repairing Obligations — Under s.11 Landlord and Tenant Act 1985, landlords under short leases must keep in repair the structure and exterior of the dwelling (including drains, gutters and external pipes), keep in repair and proper working order the installations for the supply of water, gas and electricity and for sanitation, and the installations for space heating and heating water.

Fitness for Human Habitation — s.9A LTA 1985 (England) implies a covenant that the dwelling is fit for human habitation at the start of the lease and will remain so during its term. Exceptions include unfitness caused by the tenant's failure to use the premises in a tenant-like manner, destruction by fire, storm or flood, and works requiring a superior landlord's consent that could not be obtained after reasonable endeavours.

HHSRS Hazards — Under the Housing Act 2004, a 'hazard' is any risk of harm to the health or safety of an actual or potential occupier arising from a deficiency in the dwelling; a category 1 hazard scores at or above a prescribed threshold under the prescribed scoring method, and a category 2 hazard scores below it (s.2). Category 1 hazards trigger local authority enforcement duties.

Awaab's Law Scope — The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 apply to the social rented sector from 27 October 2025. Phase 1 covers all emergency hazards and damp and mould hazards presenting a significant risk of harm, with further hazards to be added in later phases.

Awaab's Law Emergency Timeframe — Potential emergency hazards must be investigated and, if confirmed, relevant safety work undertaken — both within 24 hours of the landlord becoming aware. If the property cannot be made safe within 24 hours, the landlord must offer suitable alternative accommodation until the works are done.

Awaab's Law Significant-Hazard Timeframes — Potential significant hazards must be investigated within 10 working days; a written summary of findings must go to the tenant within 3 working days of the investigation concluding; relevant safety work must be done within 5 working days; and any supplementary preventative works must begin within 5 working days or, where that is impossible, as soon as possible and physically start within 12 weeks.

Decent Homes Standard — Part 3 (s.100) of the Renters' Rights Act 2025 provides for a Decent Homes Standard, extending minimum-quality regulation to the private rented sector.

Private-Sector Awaab's Law Pending — RRA 2025 s.60 amends s.10A LTA 1985 (hazard-remedying duties) to reach beyond 'relevant social housing leases', but legislation.gov.uk lists these as changes 'that may be brought into force at a future date' — not yet in force as of August 2026.

Renters' Rights Act Enforcement — Since 1 May 2026, tenants can apply to the First-tier Tribunal for a rent repayment order where a landlord commits specified offences; the list of offences has been expanded and the maximum award has increased from 1 to 2 years' rent, and local councils have new powers to investigate, collect and act on evidence.