According to the 2022–23 English Housing Survey, around 9% of privately rented homes in England are affected by damp. This figure underscores a widespread need for improvement in how rental properties are maintained, particularly as upcoming legislation will place greater emphasis on ensuring homes are warm, dry and free from health-related hazards.

As a landlord, agent or otherwise responsible person, understanding and responding to these changes is critical. Not only do they impact how you manage your properties, but they also define the standard of housing you are legally required to provide. The expectations are rising and so the need for a more proactive and preventative approach to damp and mould control is clear.

Major regulatory changes are incoming, with stricter responsibilities for landlords and fewer obstacles for tenants seeking redress. If you rent out property or are involved in the management of rented properties, this is the moment to ensure your buildings are compliant, future-proofed and fit for purpose.

Key Compliance Milestones for Landlords

27th October 2025 – Awaab’s Law (Social Sector)

Although initially applying only to social housing, the government has stated its intent to extend Awaab’s Law to the Private Rented Sector in the future. If you’re in either sector, now would be a good time to consider if you could adhere to the following mandatory timeframes:

• Depending upon its potential risk to the tenants, inspections of any potential damp/mould hazard should be carried out within either 24 hours or 10 working days.
• Provide the tenants with a written report within 3 working days of the inspection.
• Begin works to resolve significant hazards within 5 working days and resolve emergencies within 24 hours.

2025–2026 – Renters Rights Bill

Although the date that it passes into Law is yet to be decided, the wider Renters Rights Bill is set to overhaul the private rented sector:

• Section 21 “no fault” evictions will be abolished.
• Rent rises limited to once annually, in line with the local market.
• Discrimination against benefit recipients and families with children banned.
• Private sector landlords must join a mandatory Private Rented Sector Ombudsman (PRSO).
• A central PRS Database will be introduced for Private sector landlords with mandatory registration before letting or re-letting.
  

By 2030 – EPC Grade C Minimum

An EPC rating of C will be mandatory for all properties starting a new private rental tenancy agreement from 2028 and for all other private rented homes from 2030. All properties that fall short may become illegal to let.

Find out more about EPC ratings here

Introducing Awaab’s Law

Although initially limited to the Social Housing Sector when it comes into force in October 2025, Awaab’s Law sets a new standard that landlords in the Private Rented Sector should prepare for now as it will be extended to include privately rented dwellings in the future. The law mandates that damp and mould hazards posing a significant or emergency health risk must be investigated within either 10 working days or 24 hours, with a written report delivered within 3 working days. Most repairs must begin within 5 working days, with emergencies resolved in 24 hours.

This is not just a box ticking exercise as a result of extra bureaucracy. It is about demonstrating timely and documented action when health related risks arise. If your properties are vulnerable to dampness for any reason, it is critical to address those structural issues preemptively. Surface-level fixes or advising tenants to change their lifestyle or behaviour will not protect you from enforcement.

What the Decent Homes Standard Means for Your Properties

Once the Renters Rights Bill passes into law, the Government will set a date for the Decent Homes Standard (introduced to the Social Housing sector in 2004) to be extended to privately rented properties. This is a proactive framework requiring that all rental homes remain free from serious hazards, including damp and mould, while maintaining structural integrity, modern amenities and thermal comfort.

The DHS, as applied to social housing, currently requires that properties:

• Are free from Category 1 HHSRS hazards such as mould, fire and electrical risks.
• Are in a sound state of repair, with functioning services and heating.
• Have kitchens under 20 years old and bathrooms under 30 years old.
• Offer reasonable thermal efficiency through insulation and heating systems.

These standards highlight the need for proactive and ongoing inspection and repair programmes. Failure to meet DHS conditions will be treated as a criminal offence, with financial penalties of up to £7,000 and potential prosecution for repeat violations.

Registering with the PRS Ombudsman and Landlord Database

A critical part of the upcoming Renters Reform Bill is the compulsory registration of all landlords with the Private Rented Sector Ombudsman. Even if you use a managing agent, you will still be personally liable. The Ombudsman will serve as an alternative to legal action and council complaints, offering free access for tenants to challenge your conduct or delays in carrying out repairs.

The Ombudsman’s decisions will be binding, with powers to demand remedial works, disclosures, formal apologies or compensation. Failing to join the Ombudsman scheme will carry a £7,000 penalty, escalating to £40,000 for repeated non-compliance.

At the same time, the PRS Database will require you to register both yourself and each of your let properties before they are advertised or re-let. Tenants will be able to view your compliance history, and local authorities will gain improved oversight. This removes the option to operate anonymously or informally. Councils will have enforcement powers, including significant fines for failure to register.

Get in-depth Government info on these new services here

Practical Steps to Prepare and Protect Your Properties

The days of reactive maintenance are over. Responsible and conscientious landlords will proactively monitor and maintain their properties to ensure that they meet all of their legal obligations, and provide their tenants with a decent, safe place to live.

Now is the time to act. Conduct full damp and ventilation inspections across all properties using accredited professionals. Ensure that there are appropriate and effective ventilation measures in place. Replace or retrofit insulation and heating systems to help meet EPC C requirements by 2030. Upgrade the provision of ventilation equipment such as extractor fans, equip your tenants with dehumidifiers and mould treatments. Work with them to identify ways that they can manage condensation levels in their home to ensure that they are not accidentally fostering the ideal conditions for mould growth, such as not keeping the relative humidity below 60 percent.

Why Compliance is More Than a Legal Obligation

These reforms mark a sector wide cultural shift and provide the opportunity for both Social Housing and Private Rented sector housing providers to review their operations and ensure they are providing safe, warm, compliant and well-maintained homes.

Housing professionals who fail to act on reported damp defects are a tiny minority, but they do massive amounts of reputational damage to the sector. Forward-thinking landlords who plan upgrades, engage with tenants and maintain detailed records will protect their investments and be satisfied in the knowledge that they are making a positive impact.

If you want help diagnosing a specific damp issue, treating mould effectively or identifying structural moisture ingress, Safeguard Europe offers technical support, trusted treatment products and CPD resources specifically designed for both Social Housing and Private Rented sector landlords.