Real Estate Bulletin – July 2026

Residential leasehold, freehold and commonhold reform

We take a look at some recent government updates in relation to the draft Commonhold and Leasehold Reform Bill and the Leasehold and Freehold Reform Act 2024.

Awaab’s Law

Phase two to be implemented for social housing tenants

On 13 July 2026 the Ministry of Housing, Communities and Local Government (MHCLG) announced that for social housing tenants the second phase of Awaab's Law will come into force on 30 November 2026. Draft regulations to implement phase two have been laid before parliament.

Awaab’s Law came into force on 27 October 2025 and requires that landlords address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants within fixed timeframes. From 30 November 2026, the regulations will be extended to cover the following hazards (which are set out in the Housing Health and Safety Rating System (HHSRS)):

• Electrical hazards
• Falls (including falls on the level, falls on stairs and falls between levels)
• Fire and explosions
• Excess cold and excess heat
• Structural collapse and falling elements
• Domestic hygiene

Non-statutory guidance and hazards guidance for social housing landlords has also been published. The guidance will apply from 30 November 2026.

The press release notes that the ‘government will work with landlords and tenants over the summer to support them to prepare for this vital legislation’.

In 2027, regulations will be extended to all remaining HHSRS hazards (apart from overcrowding) where they present a significant risk of harm. The HHSRS was updated on 23 June 2026, which the government notes is the first time it has been reviewed in 20 years.

No substantive update on timings for the private rented sector

The Housing, Communities and Local Government Committee noted in its '4th Report - Housing Conditions in the Private Rented Sector', which was published on 3 July 2026, that the government had advised it ‘is “carefully considering” how to apply Awaab’s Law to the private sector in a way that is “fair, proportionate and effective for both tenants and landlords'. It also noted that ‘No date has been set for when these protections will be applied to the PRS, but the government plans to consult on its approach to before doing so’. In its report the committee welcomed the government’s decision to apply Awaab’s Law to the private rented sector. However, it noted it was 'disappointed’ that the ‘government has not yet committed to a clear timeframe for introducing these protections'. The committee’s recommendation is that ‘the government should begin rolling out Awaab’s Law in the private rented sector this year to ensure that these legal protections are fully in place across the private rented sector by the end of 2028/29’. The government has two months to respond to the report.

Although Awaab’s Law has not yet been implemented for the private rented sector, from 22 June 2026 measures under the Renters’ Rights Act 2025 did come into force which give councils greater enforcement powers in relation to certain hazards. The government announced that new measures in the Renters’ Rights Act had been brought into force allowing councils to issue fines of up to £7,000 where qualifying residential premises contain a category 1 hazard which it would have been reasonably practicable to remove. Hazards are identified by reference to the updated HHSRS (which is used to assess health and safety hazards in homes). Guidance has also been published.

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