The private rented sector (PRS) is entering a new era of accountability. With the government planning to modernise the Decent Homes Standard (DHS) and extend Awaab’s Law into the PRS, landlords and property managers will face much greater scrutiny over property conditions, response times, and record keeping.

While consultation timelines are still being confirmed, the direction is already clear: landlords will be expected to take a far more proactive approach to housing conditions, particularly around damp, mould, and health hazards.

For property professionals, this is not just about compliance — it is about demonstrating clear due diligence through inspections, maintenance records, and evidence-based reporting.

What Is the Decent Homes Standard?

The Decent Homes Standard PRS is expected to introduce a clearer baseline for acceptable rental housing conditions in the private rented sector.

Originally created for social housing, the standard is designed to ensure homes are:

• Safe and free from serious hazards
• In a reasonable state of repair
• Equipped with modern facilities
• Warm and energy efficient

For landlords and managing agents, this means greater focus on preventative maintenance and ongoing monitoring of property condition — not simply reacting when something goes wrong.

What Is Awaab’s Law — and Why Does It Matter?

Awaab’s Law was introduced following the tragic death of two-year-old Awaab Ishak in 2020. Awaab died after prolonged exposure to severe damp and mould in his family’s social housing property.

Investigations found that repeated complaints about mould and condensation had not been dealt with appropriately. The case highlighted serious failures in how housing hazards were identified, escalated, and resolved.

As a result, the government introduced Awaab’s Law to create legally enforceable timeframes for investigating and repairing dangerous housing conditions.

Although initially focused on social housing, the government has confirmed plans to extend the law into the private rented sector, meaning landlords and agents will likely face similar legal responsibilities.

The message behind the legislation is simple:

Damp and mould are not lifestyle issues — they are health and safety risks.

What Will Awaab’s Law Likely Require in the PRS?

Final PRS rules are still under consultation, but the expected framework will likely require landlords and agents to:

• Investigate reported hazards quickly
• Take action within defined timeframes
• Complete emergency repairs promptly
• Keep detailed records of reports, inspections, and remedial works

The biggest change for many landlords will be the need to evidence not just the repair itself, but also:

• When the issue was reported
• How quickly inspections took place
• What action was taken
• Whether the issue was fully resolved

This creates a much stronger emphasis on structured reporting and audit trails.

Expected Response Timeframes

Although final PRS guidance is still to be confirmed, proposed standards are expected to follow principles already being introduced in social housing.

This could include:

• Emergency hazards addressed within 24 hours
• Investigations initiated within days of a complaint
• Repairs completed within set legal timeframes
• Temporary safety measures introduced where immediate repairs are not possible

For landlords and property managers, this means delayed responses to mould, leaks, ventilation failures, or hazardous conditions could carry significant enforcement risks.

Understanding HHSRS: The Housing Health and Safety Rating System

The Housing Health and Safety Rating System (HHSRS) is likely to sit at the centre of the updated housing condition standards.

HHSRS is the government’s risk-based system used to assess hazards within residential properties. Introduced under the Housing Act 2004, it helps determine whether a property presents risks to tenant health or safety.

The system assesses 29 potential hazards, including:

• Damp and mould growth
• Excess cold
• Fire safety risks
• Electrical hazards
• Structural dangers
• Trip and fall risks
• Ventilation issues

Local authorities use HHSRS assessments to determine whether enforcement action is necessary.

For landlords and managing agents, understanding HHSRS is important because many of the upcoming DHS and Awaab’s Law expectations will likely align directly with these hazard categories.

Why Property Managers Need a More Proactive Approach

Historically, many property issues have been managed reactively:

• Tenant reports a problem
• Contractor attends
• Repair is completed

Under the new standards, that approach may no longer be enough.

Property professionals will increasingly need to demonstrate:

• Regular inspection routines
• Early hazard identification
• Preventative maintenance
• Clear communication records
• Evidence of timely action

This is where structured inspection programmes become essential.

The Role of Periodic Property Visits

Regular property visits are one of the strongest tools landlords and agents have for demonstrating compliance.

Mid-term inspections allow property professionals to:

• Identify damp and mould early
• Spot ventilation issues before condensation escalates
• Check extractor fans and airflow systems
• Monitor signs of leaks or structural deterioration
• Assess whether tenants are reporting issues appropriately

A personal visit is often the only opportunity to properly assess how a property is being occupied and maintained during a tenancy.

Why Photographic Evidence Matters More Than Ever

In the DHS and Awaab’s Law era, evidence will become critical.

Detailed photographic inspections help demonstrate:

• The condition of the property at a specific point in time
• Whether hazards were visible
• What remedial works were carried out
• Whether issues worsened over time

Professional inventory and inspection reporting services create a valuable audit trail that can support landlords and agents during:

• Local authority investigations
• Tenant complaints
• Insurance disputes
• Enforcement proceedings

Damp and Mould: The Biggest Risk Area

Damp and mould will likely become one of the primary enforcement priorities under the updated standards.

Property managers should be proactively checking:

• Bathroom and kitchen ventilation
• Extractor fan functionality
• Window operation
• Signs of condensation build-up
• Cold bridging and insulation gaps
• Water ingress from leaks or gutters

Early intervention is significantly cheaper — and safer — than dealing with severe mould remediation later.

Compliance Certificates Will Matter More

As housing condition standards tighten, landlords should ensure all compliance documentation remains current and easily accessible.

This includes:

• Gas Safety Certificates
• EICRs
• EPCs
• Smoke and CO alarm records
• Fire safety documentation

Using integrated systems like Safe2 can help landlords and agents centralise and track compliance documentation more effectively.

How No Letting Go Supports Compliance

No Letting Go’s structured property reporting services help landlords and agents prepare for evolving compliance expectations through:

• Mid-term property inspections
• Detailed photographic evidence
• Inventory and schedule of condition reports
• Digital audit trails
• Compliance-focused reporting processes

These services help demonstrate proactive property management and due diligence — something that will become increasingly important as regulation evolves.

Final Thoughts

The upcoming reforms around the Decent Homes Standard PRS and Awaab’s Law private rented sector represent a major shift in how property conditions are monitored and enforced.

The focus is moving away from reactive repairs and towards:

• Prevention
• Accountability
• Documentation
• Tenant safety

For landlords and property managers, the best preparation is to build strong inspection and reporting systems now — before enforcement deadlines arrive.

Because in the future PRS landscape, being able to prove you acted responsibly may become just as important as the repair itself.