PPC120 | PESTS IN POLITICS
In her debut article, BPCA Chief Executive Rosina Robson explains how the Social Housing (Regulation) Act 2023 and the phased rollout of Awaab’s Law will likely affect the pest management industry.
When the Social Housing (Regulation) Act 2023 passed into law, it marked one of the biggest shake-ups in tenant rights and housing regulation for a generation. Pest management will likely form part of a landlord’s legally enforceable duties from 2026, under the phased introduction of Awaab’s Law.
That matters. It matters for tenants living with infestations that affect their health and well-being. It matters for landlords who will need professional support to meet their obligations. And it matters for pest management companies, because this law could significantly increase demand for our services in social housing.
But it also comes with risk. If landlords cut corners or pest professionals don’t communicate clearly, things could go very wrong.
Let’s look at where this new legislation came from, how it’s progressing, and what it means for pest professionals.
What is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old boy who died in December 2020 after prolonged exposure to mould in his family’s social housing flat in Rochdale. The coroner ruled the cause of death was a respiratory condition caused by mould, and heavily criticised the housing provider, Rochdale Boroughwide Housing, for failing to act on repeated complaints (BBC).
The case sparked national outrage and led directly to new housing legislation.
Awaab’s Law is now enshrined in the Social Housing (Regulation) Act 2023 (housing.org.uk). Its purpose is to make social landlords legally responsible for fixing health and safety hazards within set timeframes.
Deputy Prime Minister Angela Rayner said:
“We have a moral duty to ensure tragedies like the death of Awaab Ishak never happen again. Landlords cannot be allowed to rent out dangerous homes and shamelessly put the lives of their tenants at risk.
“Our new laws will force them to fix problems quickly, so that people are safe in their homes and can be proud to live in social housing.” (Gov.uk)
| Timeline of implementation |
|
| October 2025 |
Social landlords must fix serious damp and mould risks within set timeframes and carry out all emergency repairs, including these, as soon as possible and within 24 hours. |
| 2026 |
Awaab’s Law will expand to cover more hazards, including excess cold and heat, falls, structural issues, fire, electrical risks, and hygiene problems like pest infestations. |
| 2027 |
The requirements of Awaab’s Law will expand to the remaining hazards as defined by the Housing Health and Safety Rating System (HHSRS) (excluding overcrowding). |
| Beyond |
The Housing Minister has signalled plans to extend Awaab’s Law to the private rented (Gov.uk) sector via the Renters’ Rights Bill, subject to consultation. |
How pest control fits in
Housing Health and Safety Rating System (HHSRS) explicitly defines hygiene hazards as risks arising from poor sanitation, waste accumulation and pests, such as rats, mice and insects (Gov.uk).
This means that from 2026, we can expect landlords to be legally required to investigate and remedy pest problems within strict timelines, in the same way they must deal with damp and mould.
Tenants will have new rights to escalate pest issues if not resolved. If an infestation poses a health risk and is not addressed promptly, landlords may face enforcement or court action.
“Tenants deserve swift, professional treatment – not delays, fob-offs or DIY attempts.”
BPCA helped secure this change
Housing Health and Safety Rating System (HHSRS) explicitly defines hygiene hazards as risks arising from poor sanitation, waste accumulation and pests, such as rats, mice and insects (Gov.uk).
We pushed hard to ensure pests were covered. In 2024, we submitted formal evidence to the Awaab’s Law consultation and wrote to the Secretary of State for Levelling Up, Housing and Communities, Michael Gove MP, calling for pest infestations to be recognised as a health hazard (Government Business).
We argued that pest infestations can exacerbate respiratory problems, transmit disease and severely impact well-being. Tenants deserve swift, professional treatment – not delays, fob-offs or DIY attempts. That’s why this legislation now aligns with our own Manifesto for Pest Management, which calls for public health pest control to be recognised as essential and urgent.
You can see evidence of BPCA’s contribution in section 2.2 of the government's published summary of the “consultation on timescales for repairs in the social rented sector”:
2.2 Examples of hazards posing a significant risk to residents
2.2(a) Example of hazard posing a significant risk to residents (Domestic hygiene, pests and refuse)
A social housing resident has reported mice or rats they believe are entering their home through an external kitchen wall. The resident has been avoiding using their kitchen, is not keeping open food items out of fear of exasperating the problem and is suffering high levels of anxiety.
This is a domestic hygiene, pests, and refuge hazard. Rodents can carry harmful diseases which can pose a significant health risk to residents. For example, exposure to rats can directly lead to the spreading of Hantavirus, Haemorrhagic Fever, Lassa Fever, Leptospirosis and Monkeypox, among other diseases.
As the hazard poses serious risk and distress, the provider is expected to meet Awaab’s Law timescales for investigation and repair. (Gov.uk)
What does this mean for us?
While pest control duties likely won’t be legally enforced until 2026, housing providers are already reviewing their procedures and supplier contracts in preparation.
Here’s how pest professionals can get ready:
Raise awareness now
Many landlords still treat pests as minor nuisances. Help them understand that pests
will soon be subject to legal timeframes and tenant rights.
Offer support with HHSRS compliance
Educate clients on how vermin and infestations are scored under HHSRS and the role pest professionals play in mitigating those risks.
Review your service levels
Expect tighter deadlines and more structured contracts from housing providers. Get ahead by offering prompt response times and transparent reporting.
Document everything
Clear records will help landlords prove compliance. Invest in reporting templates or software that makes it easy to share findings, treatments and follow-up recommendations.
Helping landlords get it right
As always, this isn’t just about fixing infestations: it’s about preventing them. Pest professionals can play a huge role in helping housing providers meet their new obligations in all the usual ways:
- Offer preventative inspections and monitoring
- Provide clear written reports on findings, actions and recommendations
- Advise on structural issues, waste management and tenant behaviours that contribute to infestations
- Offer pest awareness training for housing officers and maintenance staff.
It’s in everyone’s interest for infestations to be handled swiftly and professionally. Tenants stay healthier. Housing stock is protected. And local authorities avoid enforcement action.
The consequences of getting it wrong
For landlords, from 2026, failing to act on infestations under Awaab’s Law could result in:
- Regulatory enforcement by the Housing Ombudsman or Regulator of Social Housing
- Compensation claims or legal challenges from tenants
- Public naming-and-shaming or media scrutiny.
For pest professionals, poor communication, slow reporting, or ineffective treatment could damage relationships and reputations. Keep clear records of all site visits, treatments, pest activity and recommendations. Make it easy for landlords to demonstrate that they acted and show them how to improve.
Final thoughts and looking ahead
This legislation is not the end of the story. It’s the beginning of a broader shift toward professionalisation, prevention and better public health outcomes. The Decent Homes Standard is also being updated (Gov.uk), and more scrutiny is coming to the private rented sector.
The message is clear: infestations are a serious housing problem. And pest management is a public health service.
So let’s step up. Let’s continue to raise standards, build trust, and show the value of our profession.
We helped get pests recognised in Awaab’s Law. We now have a duty to help landlords prepare and ensure that tenants live in safe, pest-free homes.
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