Awaab’s Law – Phase 2

The government has confirmed that the second phase of Awaab’s Law is set to come into force on 30 November 2026, significantly expanding the range of hazards that social landlords must investigate and address within prescribed timescales. Alongside the regulations, new guidance has also been published to help providers prepare for implementation.

For registered providers, this is another important milestone in the sector’s journey towards a more proactive, resident-focused approach to health and safety. While much attention will inevitably focus on the new compliance requirements, the wider message from government is equally clear: Awaab’s Law is intended to drive cultural change as much as operational change.

Since October 2025, social landlords have been required to respond to damp and mould within strict statutory timescales where they present a significant or emergency hazard. The latest announcement extends those obligations to seven additional hazard categories: electrical hazards, falls, fire and explosion risks, excess cold, excess heat, structural collapse and falling elements, and domestic hygiene issues such as pest infestations.

Key deadlines under Phase 2

From 30 November 2026, landlords will be required to meet the timescales below for the following hazards:

• Immediate danger: investigate and make the property safe within 24 hours.
• Serious but non-emergency hazards: investigate within 10 working days.
• Provide residents with a written summary of findings and proposed actions within three working days of the investigation.
• Complete urgent safety works within five working days of the investigation.
• Commence longer-term remedial works within 12 weeks.

Many providers have already strengthened their damp and mould processes in preparation for Phase 1, but Phase 2 introduces a much wider range of hazards and operational teams. The publication of the accompanying guidance is therefore particularly important. While the sector has long known that additional hazards would be brought within the scope of Awaab’s Law, the guidance provides greater clarity on the hazards covered, the expected landlord response and the practical application of the statutory timescales.

Next steps

The third and final phase of Awaab’s Law is expected in 2027 and will extend the regime to almost all remaining Housing Health and Safety Rating System hazards. With implementation continuing at pace, now is the time for providers to review policies, procedures, training and governance arrangements to ensure they are prepared for the next stage.

For social housing providers, those organisations that prepare now will be best placed to ensure operational readiness for the expanded legal duties and achieve compliance.

The government guidance can be found here: Awaab’s Law Phase 2: Guidance for social housing landlords - GOV.UK