Managing the property during the tenancy
Key changes to property management during a tenancy: Awaab’s Law, rent increases, and penalties
Awaab’s Law came into effect on 27 October 2025. Originally introduced for social housing, it now applies to the private rented sector. The legislation is named after Awaab Ishak, a two year-old boy who tragically died in 2020 from a respiratory condition caused by prolonged exposure to damp and mould in his home.
Under this law, landlords are required to investigate and resolve reported health and safety hazards within strict timeframes.
Emergency hazards must be investigated within 24 hours, while potential hazards must be addressed within 10 days. Failure to comply may result in civil penalties or legal enforcement action by the local authority.
Find out more in our blog, ‘What is Awaab’s Law?’.
The way landlords can legally increase rents will change. Currently, rent rises can be written into rental agreements, and rents can be increased if tenants agree. However, under the Renters’ Rights Act 2025, landlords will only be able to increase rent once per year, and solely by serving a Section 13 notice. This notice must set out the proposed new rent, reflect the current market rate, and give tenants at least two months’ notice before the increase takes effect.
Any other form of rent increase, such as through rent review clauses in tenancy agreements, will no longer be permitted.
If a tenant believes the proposed rent exceeds the market rate, they can challenge it at the First-tier Tribunal, which will determine what the fair market rent should be. The Tribunal cannot set a rent higher than the landlord’s proposal, and any increase will only apply from the date of the Tribunal’s decision, not retrospectively. This means tenants may be more inclined to challenge rent increases, as there would be no financial risk for tenants in making a challenge.
The Labour government has also confirmed that it does not plan to introduce rent caps, as has happened in Scotland.
Find out more in our blog, ‘What’s happening with rent rises and bidding wars?’
Local councils can currently issue civil penalties of up to £30,000 to landlords who breach certain lettings regulations.
Under the new Act:
The maximum penalty for serious and persistent non-compliance will be increased from £30,000 to £40,000.
Landlords who fail to keep their property free from serious hazards can be fined up to £7,000 by the local council – currently this is for the courts to decide.
Local councils will also be able to issue civil penalties against landlords who evict tenants illegally – penalties for this can currently only be issued by the courts.
In the original draft of the Bill, it was proposed that Rent Repayment Orders (RROs) should be extended to superior landlords and the maximum penalty increased from 12 to 24 months’ rent. At the third reading in the Commons, an amendment was accepted that RROs could be made against any landlord in the chain, irrespective of which landlord receives the rent.
With over 400 separate rules and regulations, and potentially huge penalties for breaking the law, you have to be able to manage your rental professionally if you want to make and hold on to good returns. Read our ‘Ultimate landlord’s guide to rental property management’ for detailed guidance and advice.
Find out more in our blog, ‘What are the new powers being given to local councils?’.
