Stronger Rights for Tenants

From Awaab’s Law to the Renters’ Rights Bill, new laws are tackling unsafe homes and protecting renters.

From this autumn, new housing laws are coming into force, giving tenants more power and protection when homes fall into disrepair.

In England, Awaab’s Law now makes it a legal duty for social landlords to act fast when homes are unsafe. And under the new Renters’ Rights Bill, those same standards will soon cover private renters too.

Together, these changes mark a major step forward for tenants’ rights and a lasting legacy to Awaab Ishak, whose tragic death exposed the deadly consequences of unsafe housing.

Tragedy into hope

In December 2020, two-year-old Awaab Ishak died in Rochdale after prolonged exposure to toxic mould in his family’s one-bedroom flat. His parents had complained for years, but their landlord, Rochdale Boroughwide Housing, failed to act.

The coroner concluded the damp and mould directly caused Awaab’s respiratory condition and death. Rightly, the case made the headlines. Awaab’s parents did everything right by reporting the problem again and again. They were ignored. His death became a rallying cry for change.

No child should ever die because of poor housing. Awaab’s story pushed the government to act and now the law finally reflects that.

What Awaab’s Law demands

From 27 October 2025, social landlords in England must:

Look into hazards such as mould, leaks or unsafe electrics within 10 working days
Send a written summary of findings within 3 working days
Start emergency repairs within 5 working days, or move families to safe accommodation if needed

From 2026, serious hazards like asbestos and structural faults will be added, with all major risks covered by 2027.

In Scotland, the government has announced plans to bring Awaab’s Law into effect through the Housing (Scotland) Bill. The law will give Scottish social tenants the same clear timeframes for repairs and investigations, making sure no one is left living with dangerous damp or mould.

If landlords drag their feet, tenants can escalate complaints to the Housing Ombudsman, the Regulator of Social Housing or the courts.

The Renters’ Rights Bill

The new Renters’ Rights Bill is one of the biggest shake-ups for renters in years. It builds on Awaab’s Law by bringing the same safety rules to the private rented sector, not just social housing.

The Bill also brings in wider reforms to create a fairer rental system:

End of “no-fault” evictions: Landlords will need a valid reason to evict tenants.
Rolling tenancies: Most renters will move onto open-ended agreements instead of fixed terms.
Stronger safety rules: Awaab’s Law standards will apply to private landlords too, with set time limits for fixing damp, mould and other hazards.
Fairer rent increases: Rents can only go up once a year and must be reasonable.
Pet-friendly homes: Tenants will have the right to ask for a pet, and landlords can’t refuse without good reason.
No discrimination: Landlords can’t turn people away because they have children, claim benefits or come from minority backgrounds.

These changes aim to make sure everyone, no matter where they rent, has a safe and secure home.

The bigger picture

Complaints about poor housing have soared. The Housing Ombudsman says cases have risen by over 470 per cent since 2019, with nearly half about repairs. Damp and mould now affect around seven per cent of social homes across the UK, up from four per cent just a few years ago.

Campaigners such as Kwaku Tweneboa, who grew up in unsafe housing, have kept pressure on the government by sharing real stories and photos of dangerous homes. Their work helped make Awaab’s Law and the new Renters’ Rights Bill a reality.

Tenants’ Rights Across the UK

Housing law is slightly different in each part of the UK, but the aim is the same everywhere: safe, secure homes that meet basic standards.

Each nation has its own rules and bills that protect tenants and set out landlords’ responsibilities:

Across the UK, tenants share some key rights. Landlords must keep homes in good repair, deal with serious hazards like damp and mould, and treat tenants fairly. Renters have the right to live free from harassment and unfair eviction, and to challenge landlords who do not meet their legal duties.

What tenants can do

These laws give us more protection, but we still need to use them.

Record everything: Take photos or videos and save copies of all emails or letters.
Report problems in writing: Follow our landlord’s complaints process and check the law on expected timescales for action in our country.
Escalate if nothing changes: Contact the Housing Ombudsman (England) (Scotland) (Wales) (Northern Ireland).
Get help: Citizens Advice, Shelter, or our local councillor can back us up.

Image: Formatoriginal/Shutterstock