Compliance & Safety Certificates
Homes (Fitness for Human Habitation) Act 2018: for landlords | August
Ensuring your property is fit for human habitation
As a landlord in England, you are legally required to ensure your rental property is safe and suitable for people to live in, not just at the start of a tenancy, but throughout it. The Homes (Fitness for Human Habitation) Act 2018, which came into force on 20 March 2019, makes this obligation explicit and enforceable. Tenants can now take court action directly if a property falls below the required standard, without needing to wait for the local authority to intervene.
This guide explains what the law requires, how the standard is assessed under the fit for human habitation duty, what the Renters' Rights Act changes and is set to change, and what landlords should do in practice to stay compliant.
What does 'fit for human habitation' mean in law?
The 2018 Act amends the Landlord and Tenant Act 1985 and requires that properties are fit for human habitation at the start of the tenancy and maintained in that condition throughout. A property is considered unfit if it has serious defects in any of the following areas:
Repair
Stability
Freedom from damp
Internal arrangement
Natural lighting
Ventilation
Water supply
Drainage and sanitary conveniences
Facilities for preparing and cooking food, and for disposing of waste water
Hazards assessed under the Housing Health and Safety Rating System (HHSRS)
The Act applies to both the dwelling itself and any common parts of a building in which the landlord has an interest, such as stairwells or shared hallways in a block of flats.
The HHSRS: Category 1 and Category 2 hazards
The Housing Health and Safety Rating System is the framework councils use to assess whether a property poses health and safety risks serious enough to warrant enforcement action. It covers 29 categories of hazard, ranging from excess cold, damp and mould, and falls on stairs to fire, electrical hazards, and entry by intruders. Each hazard is scored based on two factors: the likelihood of harm occurring, and the severity of the likely outcome for a typical occupant.
Understanding the distinction between Category 1 and Category 2 hazards matters a great deal for landlords, because the legal consequences are different.
Category 1 hazards are those where the risk to health or safety is judged to be serious and immediate. Where a local authority inspector identifies a Category 1 hazard, the council has a legal duty to act, it has no discretion. Action can include issuing an improvement notice requiring specific works within a set timeframe, serving a prohibition order preventing occupation of part or all of the property, or in urgent cases carrying out emergency remedial work at the landlord's expense.
Category 2 hazards are less severe. Where these are identified, the council has a power to act rather than a duty, and enforcement is at their discretion. That said, Category 2 hazards can escalate into Category 1 if they are left unaddressed, so they should never be treated as minor or optional.
Common Category 1 hazards in the private rented sector include excess cold (particularly where heating systems have failed or insulation is inadequate), significant damp and mould growth, dangerous electrical installations, and falls on stairs or steps in poor repair.
What the Renters' Rights Act 2025 changes
The Renters' Rights Act reshapes the conditions regime for the private rented sector, though some of the most significant parts arrive in stages rather than all on 1 May 2026.
Awaab's Law. This is the change most often misreported. Awaab's Law currently applies to social housing only: since 27 October 2025, social landlords must act within fixed timescales on serious damp and mould hazards and on emergencies. In the social housing model, an emergency hazard must be made safe as soon as possible and within 24 hours, while a significant damp and mould hazard must be investigated within 14 days, with repairs beginning within a further 7 days and a written summary provided to the tenant. The Renters' Rights Act creates the framework to extend Awaab's Law to the private rented sector, but this falls in a later phase of the government's roadmap, with the exact hazards, timescales and start date to be set by regulations following consultation. It is not in force for private landlords yet and is not expected before 2027. The sensible course is to prepare now by building fast, documented hazard-response habits, because the PRS rules are likely to mirror the social housing ones. Once extended to the private rented sector, failure to meet the timescales is expected to expose landlords to civil penalties of up to £40,000, rent repayment orders of up to two years' rent, and in serious cases prosecution.
Stronger enforcement and the Ombudsman. The Act strengthens council enforcement and links the conditions regime to the new Private Rented Sector Landlord Ombudsman, which all private landlords in England must join. Complaints about unfit conditions gain a faster, lower-cost route to binding resolution, raising the financial and reputational stakes of inaction.
Decent Homes Standard. The Decent Homes Standard is to be extended to the private rented sector. In January 2026 the government confirmed it will apply from 2035 in both the social and private rented sectors. It will set minimum standards for matters such as heating, insulation, windows and ventilation. Separately and sooner, minimum energy efficiency standards are tightening, with an expected EPC C requirement by 2030. Our guide to the Decent Homes Standard sets out what to expect and how to prepare.
Your core legal obligations as a landlord
To comply with the Act, landlords must:
Ensure fitness at the start of the tenancy. Before a new tenancy begins, carry out a thorough inspection to identify and address any defects. Do not rely on a property having passed previous checks, conditions change, and responsibility begins anew with each tenancy.
Maintain fitness throughout. This is not a one-off obligation. You must keep the property in a condition that meets the standard for the duration of the tenancy. Regular inspections and prompt responses to tenant reports are both essential.
Address hazards without unreasonable delay. If a tenant reports a problem, assess it quickly and act. When Awaab's Law is extended to the private rented sector, specific statutory timescales will apply to health-threatening hazards, and the social housing version already shows the direction of travel. Even now, before those timescales apply to private landlords, prolonged inaction leaves you exposed to court claims under the 2018 Act. For a clear breakdown of what you are responsible for maintaining, including heating, plumbing, structure and supplied appliances, see the full guide to your repair obligations under the Landlord and Tenant Act 1985.
For a clear breakdown of what you are responsible for maintaining, including heating, plumbing, structure, and supplied appliances, see the full guide to your repair obligations under the Landlord and Tenant Act 1985.
Common hazards and how to address them
Damp and mould are among the most frequently cited reasons a property is found unfit. Structural damp, penetrating damp from defective roofs or guttering, rising damp from a failed damp-proof course, and condensation from inadequate ventilation can all fail the HHSRS standard. In social housing, Awaab's Law already treats extensive mould, particularly in bedrooms or where vulnerable people spend time, as a serious hazard requiring a time-bound response, and the same approach is expected once it reaches the private rented sector. For causes, treatments and the detail of Awaab's Law, see our guide to damp and mould prevention in 2026.
Excess cold is one of the most common Category 1 hazards in the sector. Properties should be capable of being kept at around 21°C in living rooms and 18°C in bedrooms. A failed boiler in winter, poor insulation or the absence of central heating can all trigger enforcement, which is why current annual gas safety servicing and prompt boiler repairs are basic requirements, not extras.
Structural instability covers cracks in load-bearing walls, unstable staircases, subsidence, and roofing defects that pose a risk to occupants. These are not cosmetic issues. A property with a staircase that is unsafe to use, or with roof damage that allows water ingress, will fail the fitness standard regardless of its overall condition.
Electrical safety failures, including damaged wiring, faulty consumer units, or installations that fail an EICR, can be serious HHSRS hazards. The report is required every five years, or at the start of a new tenancy if sooner, with C1 and C2 defects remedied within 28 days.
Water safety. Water systems also fall within the fitness picture: poorly maintained or little-used systems can harbour legionella, and managing that risk, through sensible storage temperatures and flushing, is part of keeping a property safe and fit.
Inadequate natural light or ventilation can also contribute to an unfit designation, particularly where windows are obstructed or non-functional, or where bathrooms and kitchens lack working extraction. These are often overlooked but are explicitly listed as grounds for unfitness under the Act.
What tenants can do and what the courts can order
If a landlord fails to ensure the property is fit for human habitation, tenants have the right to bring a claim in the county court for breach of contract. They do not need to go through the local authority first. The court can order the landlord to carry out the necessary works and may award compensation for distress, inconvenience, and any damage to possessions caused by the unfit conditions.
Tenants can also report serious hazards to the local authority's environmental health team. If a Category 1 hazard is confirmed, the council is legally required to take enforcement action. This can result in improvement notices, prohibition orders, or civil penalties, all of which are matters of public record and can affect future ability to let.
Under the Renters' Rights Act, the new Private Rented Sector Ombudsman provides an additional route for tenants to raise complaints, with binding resolution powers. Combined with rent repayment orders, which the First-tier Tribunal can award for up to two years' rent where serious obligations have been breached, the financial risk of non-compliance is now substantial.
Practical steps for compliance
Inspect before each tenancy. Walk the property systematically, including roof, structure, damp, heating, electrics, ventilation, water supply, and sanitation and document what you find. A check-in report with photographs creates a baseline that protects both parties.
Inspect periodically during the tenancy. At minimum, twice a year. More frequently if the property has known issues or the tenant has reported concerns. Use a consistent checklist each time and record outcomes.
Respond to reports immediately. When a tenant flags a problem, acknowledge it in writing and assess urgency. Under Awaab's Law, failure to begin investigating a health-threatening hazard within the statutory timescale is itself a breach, regardless of whether you ultimately fix it promptly.
Keep records. Inspection reports, photographs, contractor quotes, completion certificates, and all correspondence with tenants. If a dispute reaches court or tribunal, documentation is your primary defence.
Use professionals for specialist work. Damp surveys, electrical inspections, gas safety checks, and structural assessments all require qualified professionals. DIY investigations of serious hazards are not an adequate response under the Act.
August's compliance checklist helps landlords track safety certificates, inspection dates, and outstanding actions across their portfolio, with smart reminders so nothing slips between tenancies. The maintenance reporting tool lets tenants log issues directly from their phone, creating a timestamped record of every report and your response, exactly the kind of audit trail that protects you if a dispute arises.
Frequently asked questions
Does the Act apply to HMOs? Yes. The Homes (Fitness for Human Habitation) Act 2018 applies to all residential tenancies granted on or after 20 March 2019, including houses in multiple occupation. HMOs carry additional licensing and management duties, but the fitness obligation sits alongside those.
Does Awaab's Law apply to private landlords? Not yet. Awaab's Law applies to social housing from 27 October 2025. The Renters' Rights Act provides for extending it to the private rented sector in a later phase, with timescales set by regulations after consultation, expected from 2027 at the earliest. Private landlords should prepare now, but the statutory timescales are not yet in force for them.
Can my tenant take me to court without first complaining to the council? Yes. One of the key features of the 2018 Act is that it gives tenants a direct right of action in the county court without needing to involve the local authority. Tenants can pursue both routes simultaneously.
What if the problem is caused by the tenant's behaviour? This is a common question around condensation. Where damp results from inadequate ventilation in the property itself, or from heating systems that cannot maintain adequate temperatures, the landlord is responsible. Where condensation results entirely from a tenant's lifestyle choices despite adequate facilities being provided, responsibility may be contested. In practice, however, proving causation is difficult, and landlords who take the approach of improving ventilation and insulation rather than attributing blame tend to resolve these situations faster and with less legal risk.
Does the Act apply in Scotland and Wales? The Homes (Fitness for Human Habitation) Act 2018 applies to England only. Scotland and Wales have their own equivalent statutory frameworks, including the Repairing Standard in Scotland.
Disclaimer: This article is a guide and is not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.
Author
August Team
The August editorial team lives and breathes rental property. They work closely with a panel of experienced landlords and industry partners across the UK, turning real-world portfolio and tenancy experience into clear, practical guidance for small landlords.
