landlords – The NEN – North Edinburgh News

The Shared Housing Surge: UK HMO market grows by 40%

New data reveals a 40% jump in HMO licence applications since 2018, with over 57,000 applications received in the last year alone
Edinburgh, Oxford and Bristol named UK’s HMO hotspots, with highest annual application rates
Rising investment regions, including Sandwell and West Lancashire, reported application growth of nearly 1,000%

The UK’s House in Multiple Occupation (HMO) market has seen a remarkable surge in growth, with new data revealing a 40% increase in license applications since 2018. The research suggests that landlords are increasingly pivoting towards shared housing to meet the soaring demand for affordable, high-quality living spaces.

The study, from specialist landlord insurance provider Just Landlords, analyses data obtained via Freedom of Information (FOI) requests from local councils across the UK. It found that since 2018, the number of annual HMO applications has climbed from 41,162 to a record-breaking 57,725.

How does the HMO market differ across the country?

While growth has been steady throughout the UK, the situation varies from one city to the next. Edinburgh was named the UK’s HMO capital, with an average of 5,158 applications each year.

Areas with the Highest Annual Application Rates

Edinburgh – 5,158
Oxford – 2,458
Bristol – 1,491
Southwark – 1,412
Tower Hamlets – 1,394

Sandwell, in the West Midlands, reported the highest rate of growth, seeing applications jump by 964%, from 28 in 2018 to 298 in 2024.

Areas with the Highest Application Growth

Sandwell – 964%
West Lancashire – 886%
Tower Hamlets – 750%
Guildford – 742%
Waltham Forest – 481%

Clark Ross, Managing Director of Just Landlords, comments: “We’re witnessing a major evolution in the UK rental market. An increasing number of landlords are moving away from traditional lets in favour of HMOs, to help meet the growing demand for flexible, affordable housing solutions.

“We’re also seeing an interesting geographical shift in investment. While London remains a cornerstone of the market, there has been huge growth in the Midlands and the North, with some areas seeing application numbers increase by nearly 1,000% since 2018.”

As the sector grows, the data also points to an increasing focus on quality and compliance. Across the UK, council inspections of HMOs have risen by 83% since 2018, while enforcement actions, including improvement notices and prosecutions, have jumped by 180%.

Areas for Improvement

While the national picture is one of growth, the data also identifies areas where the market is still adjusting to new regulations.

Areas like Blackpool and Fenland saw over half of their annual applications refused, while landlords in Lewisham, Wandsworth and Liverpool saw higher than average numbers of enforcement actions.

Areas with the Highest Application Refusal Rates

Blackpool – 70%
Fenland – 51%
Sandwell – 48%
Armagh – 26%
Norwich – 24%

Areas with the Highest Number of Annual Enforcement Actions

Lewisham – 288
Wandsworth – 146
Liverpool – 141
Denbighshire – 141
Camden – 117

Despite increased enforcement in some areas, the overall picture of the UK HMO market remains one of strong growth and professionalisation. As more landlords enter the sector and councils continue to improve oversight, standards across shared housing are expected to continue rising.

For professional landlords, the growing demand for shared accommodation presents a significant opportunity, particularly in high-demand university cities and growing regional investment hubs. With the right licensing, compliance, and insurance in place, HMOs remain one of the most resilient and high-yielding areas of the rental market.

Clark Ross, Managing Director of Just Landlords, comments: “While our findings reveal an environment of tightened regulation, this should be seen as a positive step for the market.

“Higher standards protect the reputation of the sector and ensure that dedicated, professional landlords aren’t being undercut by sub-standard operators. As the sector continues to grow, the most successful landlords will be those who treat their compliance and insurance as the bedrock of their business strategy.”

Act Now: 864,000 sole traders and landlords face new tax rules

More than 860,000 sole traders and landlords need to start using digital tax reporting from 6 April
Software available to help spread tax admin throughout the year, with thousands already testing the system successfully
Rollout forms part of the Government’s plan to transform the UK’s tax system to support economic growth

Sole traders and landlords earning more than £50,000 from self-employment and property are being urged to act now with two months left to prepare for Making Tax Digital (MTD) for Income Tax.

From 6 April 2026, those eligible will need to use recognised software to keep digital records and send HM Revenue and Customs (HMRC) light-touch quarterly updates of their income and expenses. These are not extra tax returns.

HMRC is providing a range of free support to help people prepare, including online guidance, webinars and videos. Those who genuinely cannot use digital tools can apply for an exemption. Further information and guidance are available on GOV.UK

Free software options are available and once income and expenses are recorded, the software generates a simple summary to send to HMRC.

At the end of a tax year, those within MTD for Income Tax will still need to file a tax return by the following 31 January – but the software will already hold the information from the quarterly updates, meaning no last-minute hunt for records or receipts.

Craig Ogilvie, HMRC’s Director of Making Tax Digital, said: “With two months to go until MTD for Income Tax launches, now is the time to act. A range of software is available and the system is straightforward and helps reduce errors. Thousands of volunteers have already used it successfully.

“This will make it easier for sole traders and landlords to stay on top of their tax affairs and help ensure everyone pays the right amount of tax.

“Spreading your tax admin throughout the year means avoiding that last minute scramble to complete a tax return every January. Go to GOV.UK and start preparing today.”

Thousands of sole traders and landlords have already signed up for MTD for Income Tax, with more than 12,000 quarterly updates successfully submitted through a voluntary testing programme.

Those joining MTD in April 2026 will still file their tax return for the 2025 to 2026 tax year in the usual way by 31 January 2027, as this covers the period before MTD begins. The first MTD tax return, covering the 2026 to 2027 tax year, will be due by 31 January 2028.

To support the transition, the government has announced that customers joining MTD for Income Tax in April 2026 will not receive penalty points for late quarterly updates, for the first 12 months.

Under the new system, penalty points will be given for each late submission, with a £200 penalty only applied once four points are reached. This means occasional slip-ups won’t result in immediate fines.

HMRC is urging those in scope of MTD for Income Tax to act now: read the guidance, choose software and sign up on GOV.UK. Those who use a tax agent should speak to them about preparing.

Renters’ Rights: A fairer future for 11 million private renters in England

Renters’ Rights Bill receiveds Royal Assent yesterday, securing a fairer future for 11 million private renters in England
Landmark legislation will abolish Section 21 ‘no fault’ evictions, ending a practice that has threatened thousands of renters with homelessness
The Act will rebalance landlord-tenant relations across England as part of the UK government’s Plan for Change

England’s 11 million private renters were granted the most significant increase to their rights in a generation when the UK government’s Renters’ Rights Bill received Royal Assent last night.

The Renters’ Rights Act delivers on the government’s Plan for Change manifesto commitment to rebalance the relationship between England’s 2.3 million landlords and 11 million tenants, ending a system that has left renters vulnerable to unfair treatment and insecurity.

At the core of the Act is the abolition of Section 21 ‘no fault’ evictions – a practice that has pushed thousands into homelessness. This ‘seismic shift’ will empower tenants to challenge poor conditions and unreasonable rent increases without fear of retaliatory eviction.

The reforms will give renters the right to end tenancies with two months’ notice, while protecting legitimate landlord interests through strengthened repossession grounds that support continued investment in the sector.

In the coming weeks, ministers will outline how the reforms will be rolled out.

Prime Minister Keir Starmer said: “Every family deserves the dignity of a safe and secure home.

“For too long, millions of renters have lived at the mercy of rogue landlords or insecure contracts, with their futures hanging in the balance. We’re putting an end to that.

“A secure home isn’t just bricks and mortar – it’s the foundation for opportunity, safety, and a better life. No child should grow up without one.”

Secretary of State Steve Reed said: “Our historic Act marks the biggest leap forward in renters’ rights in a generation. We are finally ending the injustice overseen by previous governments that has left millions living in fear of losing their homes.

“For decades, the scales have been tipped against tenants. Now, we’re levelling the playing field between renters and landlords.

“We are tearing down the walls of injustice in the private rented sector and building a future where tenants are protected, respected and empowered. This is an historic moment for renters across the country and we’re proud to deliver it.”

Renters can expect to see further reforms that will put an end to bidding wars and stop landlords from demanding more than one month’s rent upfront. Tenants will also be able to challenge unfair rent increases and ask to keep a pet – something landlords can’t say no to without a good reason.

The Renters’ Rights Act will also tackle discrimination head-on, banning landlords and agents from refusing tenants because they have children or receive benefits, strengthening local authority enforcement and bringing the Decent Homes Standard and Awaab’s Law into the private rented sector for the first time.

A new Private Rented Sector Ombudsman will also offer swift, binding resolutions to tenants’ complaints. The service will offer fair, impartial and binding resolution for tenants and will have powers to compel landlords to issue an apology, provide information, take remedial action and/or pay compensation.

Tom Darling, Director of the Renters’ Reform Coalition, which includes Shelter, Generation Rent, Citizens Advice and ACORN, said: “The members of the Renters’ Reform Coalition have been campaigning for this generational upgrade to renters’ rights for a decade, so today is fantastic news for England’s 12 million renters. Our thanks to this Government for finally getting this landmark legislation, which has faced stiff opposition at various points, over the finishing line.

“For far too long, tenants in England have been afraid to challenge their landlords or ask for essential repairs for fear of a section 21 ‘no-fault’ eviction. Once the new law comes into force, section 21 will finally be consigned to the dustbin of history, and renters will gain crucial protections, as well as new powers to hold landlords to account.”

Ben Twomey, Chief Executive of Generation Rent, said: “Today is a landmark day for renters across England. This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.

“Our homes are the foundation of our lives, but for too long our broken renting system has left huge numbers of renters staring down the barrel of poverty and homelessness, whilst placing a huge strain on local councils. For decades, Section 21 evictions forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last, this outdated and unfair law is being sent packing.

“This new law didn’t appear out of thin air. It is the result of years of tireless campaigning from the renter movement, alongside the dedication and strength of ordinary renters. I hope that renters across England can rest a little easier tonight in recognition of what we have achieved together.

“The Government must now give clarity to renters and landlords by announcing an implementation date quickly, bringing in renters’ new rights as soon as possible.”

Millions of tenants safe from black mould through Awaab’s Law

New laws are now in force protecting England’s social housing tenants from emergency hazards and damp and mould. The changes are a lasting legacy to Awaab Ishak

New rules will protect tenants and force social landlords in England to urgently fix dangerous homes.
Emergency hazards to be addressed within 24 hours under landmark changes.
Reforms are a legacy to two-year-old Awaab Ishak who tragically died from prolonged exposure to mould.

The first phase of Awaab’s Law will force social landlords to take urgent action to fix dangerous homes or face the full force of the law, improving lives for tenants and families living in all four million of England’s social rented homes. 

The new legal duties will finally put tenants’ safety first with landlords forced to fix emergency health and safety hazards within 24 hours of reporting. They must also investigate significant damp and mould within 10 working days of being notified and then make properties safe in five working days. For both types of hazards, they must also write the findings to tenants within three working days of inspection.  

As part of the reforms, landlords now must also consider the circumstances of tenants which could put them at risk – including young children and those with disabilities or health conditions. Alternative accommodation must also be offered if homes cannot be made safe within the required timeframes.

These vital reforms will not only keep tenants safer in their homes, but hold landlords to account. Those who fail to comply with the rules face being taken to court, where they could be issued enforcement orders, forced to pay compensation and legal costs – as well as loss of rent if homes were uninhabitable.

Awaab’s Law is a lasting legacy to two-year-old Awaab Ishak, who tragically died after being exposed to mould at his Rochdale home in December 2020. In the wake of this tragedy, Awaab’s family has fought to secure justice, not only for their son but for all those who live in social housing.

Housing Secretary Steve Reed said:  ”Everyone deserves a safe and decent home to live in and Awaab Ishak is a powerful reminder of how this can sadly be a matter of life or death.

“Awaab’s family has fought hard for change and their work to protect millions of tenants’ lives will live on as a legacy to their son. 

“Our changes will give tenants a stronger voice and force landlords to act urgently when lives are at risk, ensuring such tragedies are never repeated.”

More of Awaab’s Law will be phased in next year and in 2027 to make homes safer from more hazards, alongside work to build 1.5 million new homes, including the biggest boost of social and affordable housing in a generation. 

To bring further transformative and lasting change in the safety and quality of social housing and give tenants a stronger voice, a new £1 million fund has been launched by the government today to create new ways of helping tenants engage with their landlords and have more influence over decisions that affect them.

Up to £100,000 will be granted to successful bidders who propose strong ideas for improving communication between landlords and tenants and help tenants have more of a say in how their homes are managed.

Examples of innovative ideas could include online platforms, marketing campaigns or recruiting specialist personnel who can support tenants to improve their experiences in social housing.

This will help replace the outdated, inefficient ways of communicating that leave tenants feeling unheard and waiting too long to get issues resolved by their landlord.

Preventing homelessness and improving housing standards

Housing (Scotland) Bill passed by Holyrood

Legislation to transform homelessness prevention and improve standards in rented housing has been passed by the Scottish Parliament.

The Housing (Scotland) Bill will place a duty on certain public bodies to prevent people from losing their homes by asking about their housing situation and taking action.

The Bill will also broaden Ministers’ powers to implement ‘Awaab’s Law’, which will ensure landlords promptly address issues that are hazardous to tenants’ health, starting with damp and mould.

The legal measure was named after Awaab Ishak who died in 2020 after being exposed to mould in his home in Rochdale in north west England. The law will now be implemented in Scotland’s rented sector from March 2026, subject to Parliament’s agreement.

Other measures in the Bill include giving Ministers the power to implement a system of long-term rent controls, keeping rent affordable for tenants.

Housing Secretary Màiri McAllan said: “Passing the Housing (Scotland) Bill is a landmark moment for how we prevent homelessness in Scotland.

“Whilst we already have some of the strongest homelessness rights of any country, we will now go even further to a create a gold-standard homelessness prevention system.

“Passing this groundbreaking legislation, coupled with the Housing Emergency Action Plan published earlier this month, shows just how serious we are about tackling Scotland’s housing crisis.

“Families across Scotland will have the confidence that their rented home will be free from damp and mould as we take forward work to implement ‘Awaab’s Law’. We will now work at pace to lay regulations to implement these protections from March.

“Scotland has already led the way in protecting tenants and providing strong rights when people are homeless and now the Housing Bill will revolutionise homelessness prevention and ensure rents are kept affordable.”

Maeve McGoldrick, head of policy and communications for Crisis Scotland, said: “Today’s vote marks a landmark moment in Scotland’s journey towards ending homelessness.

“We already have strong rights in place for people experiencing homelessness, but as we see from our frontline services, we need to do far more to prevent people losing their home in the first place. That means allowing people entering a housing crisis to get help earlier, so they can get support before it is too late.

“At Crisis we have been calling for new protections to stop people being forced from their homes for years. These new changes, contained in the Housing Bill, hold the potential to create a truly world-leading homelessness system, where everyone has a safe, secure place to live.”

Campaigners Living Rent said: “MSPs voted to pass the Housing bill and with it, rent controls. This bill wouldn’t exist without the work of Living Rent members.

“It caps rent increases between tenancies, clamps down on disrepair, and strengthens joint tenancy rights.”

The Scottish Greens also welcomed the decision: “40 years ago Margaret Thatcher abolished rent controls in Scotland.

“The Scottish Parliament just passed a Bill introduced by the Scottish Greens, which will allow them once more! This will keep rents affordable and offer safety and stability to renters.”

Graham Crocket, National Estate Agency Director at Aberdein Considine, has reacted to the passing of the new Housing (Scotland) Bill 2025.

The Bill empowers local councils to designate ‘Rent Control Areas’, capping rent increases to inflation plus 1%, and introduces stricter eviction rules while mandating rent history disclosures.

Graham said: “The implementation of the Housing (Scotland) Bill 2025 is a turning point for landlords, property buyers and the wider property market. While the government frames this Bill as a step towards fairness and affordability, the ripple effects could be profound.

“With rent controls, enhanced tenant protections and new transparency requirements becoming law, landlords and investors will need to carefully reassess their positions, while first-time buyers could be among those best placed to benefit.

“For landlords, especially those operating in high-demand urban areas, the Bill represents a tightening of margins and a loss of flexibility. The prospect of capped rent growth and longer notice periods may prompt a sell-off of rental housing stock, particularly for older flats and tenements. This shift could flood the second-hand market with properties previously held for investment.

“If this happens, first-time buyers could find themselves with more choice and negotiating power than before. In cities like Glasgow and Aberdeen, where affordability ratios are more favourable, the impact could be especially pronounced. Entry-level homes may see a softening in price, giving new buyers a foothold in markets that have long felt out of reach.

“The Bill’s full impact will depend on how councils implement rent control zones and how landlords respond. For now, the market is watching, and first-time buyers may be wise to do more than just watch.”

Aberdein Considine has produced a short city-by-city forecast on the expected impact of the Housing (Scotland) Bill:

Glasgow: With an average house price of £191,000 and strong rental demand, Glasgow is likely to see moderate investor exits. Flats in areas like Dennistoun and Southside may enter the market, softening prices and improving access for first-time buyers.
Edinburgh:  Scotland’s capital faces a declared housing emergency and high property values. Rent controls could be rolled out aggressively, prompting landlord exits in Leith and Southside. However, strong demand may keep prices buoyant, limiting gains for new buyers.
Aberdeen: Long subdued by oil sector volatility, Aberdeen’s market is already cool. The bill may accelerate existing trends, with modest price declines and increased affordability for buyers seeking value.
Stirling:  Affordable and well-connected, Stirling could attract buyers priced out of Glasgow and Edinburgh. Investor exits near the university and city centre may boost supply of housing stock, stabilising prices and enhancing accessibility.
Perth: With a quieter market and rural appeal, Perth may see slower changes. However, increased listings of older rental stock could gently ease prices, especially for flats and terraced homes.

Aberdein Considine is an award-winning law firm with 21 offices and more than 450 staff across Scotland and the north of England. The firm is also Scotland’s largest solicitor estate agent with a national network of high street branches, including in the key cities of Aberdeen, Edinburgh, Glasgow, Perth and Stirling.

Holyrood Committee finishes Stage 2 scrutiny of Housing (Scotland) Bill

Amendments passed to strengthen protection for tenants

Legislation to improve tenants’ rights and introduce homelessness prevention measures has completed Stage 2 scrutiny by a cross-party committee of MSPs.

The Scottish Government introduced the Housing (Scotland) Bill to the Scottish Parliament last year to help tackle poverty by improving the experience of renters and introducing a range of new duties to prevent homelessness.

The Local Government, Housing and Planning Committee approved a number of Scottish Government amendments to the Bill at Stage 2, including powers to implement Awaab’s Law that would give social tenants greater protection against damp and mould, and measures to set out how rents could be capped in rent control areas.

Social Justice Secretary Shirley-Anne Somerville said: “The Housing Bill will play an important role in our efforts to tackle poverty by keeping rent affordable and ensuring people can stay in their homes by securing tenancies.

“Our amendments on rent control not only provide certainty for tenants but also provide more clarity to the housing sector on what our rent control proposals will look like, giving investors confidence to continue to support housebuilding in Scotland.

“We have also introduced plans to implement Awaab’s Law which will mean everyone can have the right to live in a warm, safe and secure home free from disrepair.

“Scotland has led the way in protecting tenants and providing rights for people threatened with homelessness. The Housing Bill will provide even greater protection, so I am pleased the Committee has completed its Stage 2 scrutiny and I look forward to working with Members across the chamber as the legislation goes through the final Stage 3 process.”

Housing (Scotland) Bill | Scottish Parliament Website

Council tax rises set to impact Edinburgh housing market – Aberdein Considine

Ashleigh Urwin, Partner, Aberdein Considine, said: “The upcoming 8% increase in Council Tax in Edinburgh could have a marked impact on the housing market – not only does it add to the financial pressure faced by homeowners, but it will also make properties less affordable, especially for first time buyers.

“The knock-on impacts could include a slowdown in demand for properties, or a reduction in housing price growth.

“Larger family homes in the higher Council Tax bands, particularly in areas like Morningside, Bruntsfield and The Grange, are likely to see the biggest cost increases. And landlords in high demand rental areas, such as Leith and the city centre, could pass on extra costs to tenants, driving up rents.

“Both buyers and sellers will need time to adjust to these changes, so the impact on house prices and rental costs will likely not become known until a few months down the line.

“Buyers should carefully consider these rising costs when planning their budgets, and explore their financial options, negotiating on price where possible.

“It would also be wise for buyers to compare areas, as some neighbourhoods may be more impacted by the tax increase than others.”

Keeping pets at home: Strengthening tenants rights

Greater flexibility to keep pets in homes amongst range of Housing Bill measures

New legislation will introduce a range of measures to improve renting in Scotland, including strengthening tenants’ rights to keep a pet.

Measures in the Housing (Scotland) Bill will allow a renter to make a request to keep a pet in their home and for that to not be unreasonably refused by their landlord. Currently, it is entirely up to the landlord whether a tenant can keep a pet, and they must be given written permission to do so.

Other provisions aimed at providing a good quality, and affordable rental market also include a system of long-term rent controls, with the Scottish Government working with tenants, landlords, investors and developers to bring forward a system that works for tenants and supports investment in private rented housing.

Housing Minister Paul McLennan said: “Pets are an important part of the family for many people across Scotland. Tenants have the right to feel at home in rented accommodation and having more control over keeping a pet can play a big part in that and can have additional benefits for their mental health and wellbeing.

“This is just one of a range of measures in the Housing (Scotland) Bill, including long-term rent controls, which will help improve the lives of renters and create an affordable, high-quality, and fair private rented sector.

“The Bill also meets the Scottish Government’s ambition to improve the renting experience in Scotland, whilst also encouraging landlords to invest.

“We will continue to work to create a system that strengthens renters’ rights and supports continued investment in the rental market.”

Gilly Mendes Ferreira, Director of Innovation and Strategic Relations for the Scottish SPCA said: “We welcome the provisions included within the Housing (Scotland) Bill, particularly the safeguarding of the rights of tenants to keep pets and hope that these measures will foster a more inclusive and compassionate rental market.

“Our research has found that over 75% of tenants stated they had a pet for emotional (77%) and mental health (83%) support.

“This survey also highlighted that seven out of 10 tenants would risk becoming homeless if they were no longer able to keep their pet in their current accommodation.

“Sadly, we also found that 37% of tenants stated that they have had to make that unimaginable choice between having a pet and having a roof over their head.”

Renters reminded of rights before rent cap ends

Tenants’ rights in Scotland continue to be strongest in the UK

Private renters are being urged to know their rights before the emergency rent cap and additional evictions protections in Scotland come to an end from 1st April.

Tenants in Scotland have some of the strongest rights of any part of the UK, an awareness raising campaign will highlight those rights and what tenants should expect from their landlords, including:

the right to ask for a review of a rent increase
protection from illegal evictions or being asked to leave a property without proper notice
a landlord giving a tenant the correct notice period before increasing rent
ensuring rented homes are maintained to an acceptable standard

Tenants and landlords are also reminded that the emergency rent cap is still in place until 1 April, so all rent increase notices for private residential tenancies issued before then must still comply with the current cap of 3%.

Rent increases proposed after that date still need to give 3 months’ notice, and tenants can seek a review of increases they are concerned about.

On a visit to Clackmannanshire Citizens’ Advice Bureau, where he spoke to rent advisors, Tenants’ Rights Minister Patrick Harvie said: “Our emergency legislation has led the way in the UK in capping most in-tenancy rent increases, protecting tenants across Scotland from the worst impacts of the cost-of-living crisis.

“The emergency nature of the legislation, which was approved by parliament, means the rent cap cannot be extended beyond 31 March. But tenants still have significant rights from before the emergency act, and we have made use of powers to make sure any rent rises are more manageable.

“Subject to parliamentary approval, the system of checking rent rises will be adjusted from 1 April so that rents are not simply jumping to market levels in all cases in one step.

“I would encourage anyone who is currently renting or about to enter the rental market to check the rights that exist to protect them from unfair practices.”

Citizens Advice Scotland spokesperson Emma Jackson said: “It’s so important that people understand their rights around private rents once the rent cap ends. If you think your landlord has put up the rent by too much after 1 April you can apply to Rent Service Scotland to see if it is a fair rise.

“The reality is the cost-of-living crisis has left a lot of people struggling to afford essential bills like energy and rent, and the Citizens Advice network can help with broader advice to increase how much money you have coming in each month or cutting bills.”

Renter’s rights – Renters’ rights (campaign.gov.scot)

Social Housing: Emergency hazards to be repaired in 24 hours through Awaab’s Law

Housing Secretary launches a consultation proposing new legal requirements for England’s social landlords to address hazards including damp and mould quickly

plans to clamp down on rogue social landlords who fail to provide safe homes have been announced today, supporting the Government’s pledge to deliver Awaab’s Law.

The two-year-old from Rochdale died from a respiratory condition caused by extensive mould in the flat where he lived, and the Government is taking action to introduce lifechanging reforms in social housing to prevent future tragedies.

The Awaab’s Law consultation has been launched by the Housing Secretary, which proposes introducing new strict time limits for social housing providers and force them to take swift action in addressing dangerous hazards such as damp and mould.

It proposes new legal requirements for social landlords to investigate hazards within 14 days, start fixing within a further 7 days, and make emergency repairs within 24 hours. Those landlords who fail can be taken to court where they may be ordered to pay compensation for tenants.

Landlords will be expected to keep clear records to improve transparency for tenants – showing every attempt is made to comply with the new timescales so they can no longer dither and delay to rectify people’s homes.

Housing Secretary, Michael Gove said: “The tragic death of Awaab Ishak should never have happened. His family have shown courageous leadership, determination and dignity to champion these changes and now it’s time for us to deliver for them through Awaab’s Law.

“Today is about stronger and more robust action against social landlords who have refused to take their basic responsibilities seriously for far too long. We will force them to fix their homes within strict new time limits and take immediate action to tackle dangerous damp and mould to help prevent future tragedies.

“Alongside Awaab’s Law, our landmark Social Housing Act will drastically improve the quality of life in social housing, granting residents a proper voice to fight those who think they can cheat the system and ensuring rogue landlords face the full force of the law.”

Faisal Abdullah, Awaab’s father. said: “We hope that Awaab’s Law will stop any other family going through the pain that we went through.

“Landlords need to listen to the concerns of tenants and we support these proposals.”

Social Housing campaigner, Kwajo Tweneboa said: “As we know many families across the country are still living in homes with damp and mould, creating misery but more worryingly risks their health and safety.

“I’m pleased to see Awaab’s Law reach the consultation phase and hope that it goes far enough to prevent other families going through the tragedy Awaab’s family have had to. It’s crucial the government are able to make sure this law has teeth and is enforced for it to work as intended.”

Through the measures announced today tenants will be able to take their landlords to court if they fail to fix dangerous hazards. This builds on the progress already made to drive up standards in social housing.

The UK Government says there has been consistent improvement in the quality of social homes since 2010 – with a reduction in non-decent social homes from 20% in 2010 to 10% last year – but recognises ‘there is more work to do’.

The Social Housing (Regulation) Act, which became law last year, will equip the Regulator of Social Housing and tenants with stronger powers and rights to hold the small minority of rogue landlords accountable.

New enforcement powers will also be available for the Regulator to weed out bad landlord practices – including issuing unlimited fines and entering properties with only 48 hours’ notice to make emergency repairs in the most severe cases.

As part of changes to deliver Awaab’s Law, the Government recently consulted on what more tenants need to better understand their rights and challenge social landlords when things go wrong – the direction to the Regulator will be published in the coming weeks.

This is the latest step in addressing systemic issues identified following the Grenfell Tower fire – not just the safety and quality of social housing but how tenants are treated by their landlords.

Awaab’s Law consultation will be open for eight weeks and further details on how to respond can be found here