Phase 1In force
27 Oct 2025
Damp, mould and emergencies
Social rented sector. Every emergency hazard, plus damp and mould, on the statutory clocks.
For UK landlords, letting agents, estate agents and property managers running residential lettings, HMOs and commercial property — carrying CP12 gas safety, EICR, EPC and MEES, FRA under RRO 2005, asbestos registers, PSSR, TM44 air-con, HMO licensing and deposit protection. Awaab’s Law hazard tracking runs the four statutory clocks on every reported damp or mould case.
A tenant reports damp or mould. MainMan starts the Awaab’s Law clocks immediately and shows you the one that’s running. Missed clocks land in the Private Rented Sector Ombudsman’s lap, with the same investigation evidence the court will see — so the audit pack writes itself as you go.
Awaab’s Law is arriving in stages, and the hazard list widens at every one. The deadlines themselves never change — only the number of repairs that fall under them.
Social rented sector. Every emergency hazard, plus damp and mould, on the statutory clocks.
Adds excess cold and heat, falls, structural collapse, fire and explosions, electrical, and hygiene and food safety.
Extends to every remaining significant hazard under the Housing Health and Safety Rating System, except overcrowding.
The Renters’ Rights Act 2025 carries the power to extend Awaab’s Law to private renting. Government has placed it in the final phase of the Act’s rollout, after a consultation that has not yet reported.
Straight answer: Awaab’s Law binds the social rented sector in England today. It does not yet bind private landlords, and no commencement date has been set for the private rented sector — the Renters’ Rights Act 2025 puts it in the Act’s final phase, subject to consultation. Anyone telling you it already applies to private renting is reading the consultation, not the statute. When it does land, the clocks will be the ones MainMan already runs.
Each carries a timestamp and service method (hand, email, post). Civil penalties for missed service apply per tenancy; the court evidence pack writes itself as you go.
One buy-to-let or two hundred. Every property carries its own certificate schedule with reminders before anything lapses, and the tenancy register proves what document was served, when, and how — the evidence a deposit dispute or a Section 21 challenge turns on.
One dashboard for every property under management, across every landlord. Certificate status per property, tenant-reported repairs triaged and emailed to contractors, and a per-landlord audit trail you can hand over at any time. A lapsed CP12 on a landlord’s property never becomes the agency’s liability.
Common-parts FRA, asbestos register, Legionella, lifts and TM44 scheduled on a rolling calendar with photographic evidence at sign-off. HMO and selective licence renewals tracked per property, with the checklist drafted from your live data.
A live forecast of next-12-months planned spend with the evidence to justify recharges, dilapidations schedules and service charge reconciliation drafted from the same asset register the contractors work against.
Seven property-side templates: Section 21 notice, Section 8 notice with Schedule 2 grounds, MEES exemption register entry, HMO licence application checklist, FRA template (RRO 2005 / PAS 79), commercial dilapidations schedule, service charge year-end reconciliation. All populate from your tenancies, your assets, your work orders. You review before sending.
HMRC’s Making Tax Digital for Income Tax is no longer on the horizon — it arrived. Since April 2026, landlords with property income over £50,000 must keep digital records and send HMRC quarterly updates through compatible software. The threshold drops to £30,000 in April 2027 and £20,000 in April 2028, which pulls most portfolio landlords — and every agent who manages for them — into scope over the next two years.
The awkward part of MTD for a landlord is not the tax return. It is the expense trail: repair invoices in a contractor’s email, call-out charges on a card statement, materials receipts in a glovebox. Four times a year, someone has to turn that shoebox into digital records.
MainMan closes that gap at the source. Every work order already carries its cost, its contractor invoice and the property it belongs to — because that is how the maintenance was managed in the first place. Through the Xero integration (with further accounting platform connections on the roadmap), that spend syncs across categorised per property, so allowable maintenance expenses are sitting in your digital records before the quarterly update is due.
No re-keying, no missing receipts, and a per-property cost history that your accountant — and an HMRC enquiry — can trace back to the original work order, photos and sign-off.
When the £30,000 and £20,000 thresholds land, your landlords will ask who is keeping their digital records. Agents running MainMan hand each landlord a clean, per-property expense feed into Xero — one more reason the portfolio stays under your management.
Under Awaab’s Law, a landlord has 10 working days to investigate a reported hazard such as damp or mould, 3 working days after that investigation concludes to give the tenant a written summary of the findings, and 5 working days to begin the relevant safety work. Where the hazard is an emergency, the landlord must investigate and make the property safe within 24 hours. Every clock but the emergency one is counted in working days.
These duties bind the social rented sector in England today. The Renters’ Rights Act 2025 carries the power to extend them to private renting, but that follows a consultation and has no commencement date yet. See the phase timeline →
An Electrical Installation Condition Report (EICR) is required at least every 5 years for privately rented homes in England, and before a new tenancy begins. MainMan schedules the 5-yearly cycle and the pre-tenancy check per property automatically.
Under the Minimum Energy Efficiency Standards (MEES), a privately rented property in England and Wales currently needs an EPC rating of E or above, with a minimum C rating proposed by 2030. F and G rated commercial lettings have been banned since 2023. MainMan tracks the EPC expiry and rating per property and flags MEES exposure ahead of the deadlines.
Yes. Letting agents and estate agents run every managed property in one MainMan dashboard, with certificate status, open repairs and Awaab’s Law clocks visible per property and per landlord, and a per-landlord audit trail that can be handed over at any time.
Making Tax Digital for Income Tax applies to landlords with property income over £50,000 from April 2026, over £30,000 from April 2027, and over £20,000 from April 2028. It requires digital records and quarterly updates to HMRC through compatible software. MainMan integrates with Xero and other accounting platforms: every repair invoice, contractor bill and work-order cost is categorised per property and synced across, so allowable maintenance expenses are already in your digital records when the quarterly update is due.
One asset register per building. Every request, invoice, and inspection tied back to it. A live forecast of next-12-months planned spend, with the evidence to justify recharges. A tenancy register that proves what document was served, when, and how. Awaab’s Law clocks running automatically on every reported hazard, with the court evidence pack writing itself as you go. MainMan does this in a single tab.
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