The Renters’ Rights Act 2025: Phase 3 – Decent Homes Standard & the Extension of Awaab’s Law

The story behind Awaab’s Law is one that continues to resonate deeply. It was introduced in response to the heart breaking death of two‑year‑old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his Rochdale social housing flat. His parents had raised concerns for years, but no effective action was taken. National housing charity Shelter stood with the family, helping bring national attention to the injustice they faced. In time, this advocacy led to the government enacting Awaab’s Law through the Social Housing (Regulation) Act 2023, introducing strict timelines requiring social landlords to investigate and resolve serious hazards so that no other family would face such preventable harm.

While Awaab’s Law currently applies only to social housing, the landscape is shifting. Through the Renters’ Rights Act 2025, the Government intends to extend similar protections to the Private Rented Sector (PRS), signalling a long‑overdue move toward consistent standards for all rented homes.

Phase 3: Implementation

Phase 3 of the Renters’ Rights Act introduces a new Decent Homes Standard for the PRS and formally extends Awaab’s Law to private landlords. This will, for the first time, bring binding deadlines for addressing serious issues like damp and mould across the entire rented sector. According to the Government’s implementation roadmap, the new standard is expected to come into force following consultation, with potential commencement in 2035 or 2037.

This marks an important regulatory development because it will be mandatory for the private rented sector to meet safety and repair obligations that reflect the higher standards long expected in social housing. Historically, social housing providers have operated within a more robust regulatory framework, whereas private rented homes have not been subject to equivalent mandatory timeframes or oversight. Extending these protections to the private sector helps ensure that essential standards of safety and habitability apply consistently, regardless of whether a home is privately or socially rented.

Support and preparation

Recognising the scale of change ahead, the Government plans to support the sector with detailed guidance for landlords, agents, tenants and local councils, backed by multi‑platform communication campaigns.

• Local housing authorities will receive £18.2 million in funding across the next 12 months to strengthen enforcement teams.
• Courts will introduce a modernised digital possession system to improve efficiency.
• The First‑tier Tribunal (Property Chamber) will be expanded to manage the expected increase in cases.

To ensure these reforms are successful, the Government has commissioned independent research organisation, Verian, to evaluate the impact of the changes, with reports expected after two and five years following implementation. Funding for advice and support services, such as Shelter’s Expert Housing Advice Line and the Housing Loss Prevention Advice Service, will continue, ensuring tenants are not left to navigate these changes alone.

Secondary legislation

Although the main parts of the Act are already written into law, the Government is yet to create secondary legislation to ensure the new rules work in practice. These extra regulations will provide the missing detail, explain how the new system should operate day to day, and officially bring different parts of the Act into effect. This secondary legislation will set out how enforcement will work, what the new standards look like, and when each stage will begin. In short, these regulations are what will make the reforms fully operational.

Final thoughts

While we await more detail and official start dates, one thing is clear: the Renters’ Rights Act 2025 is a major change to how renting will be regulated. Extending Awaab’s Law and bringing in the new Decent Homes Standard show a strong commitment to making rented homes safer and better quality. Landlords, agents and advisers will need to adjust, but these changes offer a real chance to improve housing standards in a lasting way. Staying prepared, knowing the new rules and putting good systems in place will help everyone navigate the new requirements confidently and responsibly.

For more information, or legal advice on matters relating to the Renters Rights Act, please contact our Dispute Resolution team by calling 01206 574431 or by emailing enquiries@tsplegal.com.