Awaab’s Law: Phase 2 confirmed for November 2026

The Government has confirmed that Phase 2 of Awaab’s Law will come into force on 30 November 2026, significantly expanding the range of hazards that trigger strict investigation and repair timescales. While the law currently applies only to social landlords, ministers continue to signal that parts of the private rented sector may follow, making early preparation essential for private‑sector operators.

A wider scope and a higher bar for compliance

Phase 1 focused solely on damp and mould, introduced after the tragic death of two‑year‑old Awaab Ishak in 2020. Phase 2 now extends mandatory response times to a much broader set of hazards, including:

• Electrical hazards
• Falls, fire and explosions
• Excess cold and excess heat
• Structural collapse and falling elements
• Domestic hygiene hazards, including pest infestations

This shift moves Awaab’s Law closer to the full Housing Health and Safety Rating System (HHSRS), which will be fully incorporated (excluding overcrowding) in Phase 3 by 2027.

What the timescales mean in practice

Landlords in the social housing sphere must already meet the following statutory deadlines:

• Emergency hazards: make safe within 24 hours
• Serious but non‑emergency hazards: investigate within 10 working days
• Provide a written summary to the tenant within 3 working days
• Urgent works: complete within 5 days of investigation
• Longer‑term repairs: complete within 12 weeks

If extended to the private sector, these requirements would represent a major operational shift, particularly for landlords and managing agents who rely on outsourced contractors or reactive maintenance models.

Routine Risk Assessments: Strengthening compliance and hazard readiness

Regular, structured general risk assessments are becoming essential for private‑sector property managers as the Government signals potential extension of Awaab’s Law beyond social housing. With Phase 2 now covering electrical safety, fire, excess cold/heat, structural collapse, falls and domestic hygiene hazards, property managers must ensure their assessment regimes are aligned to HHSRS and capable of evidencing proactive hazard management.

A modern risk assessment programme should:

• Map all 29 HHSRS hazards across each building, not just damp and mould
• Identify emerging risks linked to building condition, resident behaviour, seasonal changes and occupancy patterns
• Prioritise vulnerability in line with new Government guidance, ensuring assessors consider children, pregnant residents, and those with respiratory or mobility issues
• Set clear inspection frequencies for electrical systems, fire doors, heating systems, structural elements and pest control
• Record findings consistently using timestamped digital logs, photographs and follow‑up actions
• Trigger timely remediation aligned to Awaab’s Law timescales (24 hours, 5 days, 12 weeks)
• Integrate contractor oversight to ensure competence and responsiveness.

Embedding this approach ensures property managers can demonstrate that hazards are identified early, triaged correctly, and managed within defensible timeframes; a critical capability if Awaab’s Law is extended to private rented homes.

Vulnerability now central to decision‑making

New Government guidance also emphasises that landlords must prioritise tenant vulnerability when determining whether a hazard is an emergency. Examples include:

• Children with asthma exposed to mould
• Pregnant residents living in cold or damp conditions
• Tenants reporting health conditions linked to indoor environmental quality

Crucially, landlords should accept vulnerability reports at face value, no medical evidence is required.