Awaab’s Law Phase 2 Update 2026: What Social Landlords Need to Know

The Awaab's Law Phase 2 Update, which comes into force in October 2026, significantly expands the scope of the legislation by bringing additional serious housing hazards within legally enforceable repair timescales. For social landlords, this marks the second major stage of the Government's phased implementation of Awaab's Law.

For social landlords, asset managers, housing associations and local authorities, Phase 2 represents another significant step towards a more proactive approach to housing safety. Compliance now requires more than responsive maintenance. Landlords need robust reporting systems, effective inspections, accurate record keeping and competent property surveys to demonstrate that they have acted within statutory timeframes.

This guide explains everything housing providers need to know about the Awaab's Law Phase 2 Update, including the hazards now covered, landlord obligations, repair deadlines, compliance strategies and how specialist housing surveyors can help reduce regulatory risk.

What Is Awaab's Law?

Awaab's Law was introduced following the tragic death of two-year-old Awaab Ishak, who died after prolonged exposure to severe mould within his family's social housing property.

The law amends the Social Housing (Regulation) Act 2023 and introduces legally enforceable repair timescales that require social landlords to investigate and remedy serious housing hazards within defined periods.

Unlike previous guidance, landlords can no longer determine their own repair priorities for these hazards. Failure to comply may result in intervention by the Regulator of Social Housing, Housing Ombudsman findings of maladministration, compensation claims and reputational damage.

The legislation also builds upon the Housing Health and Safety Rating System (HHSRS), ensuring that hazards capable of affecting occupants' health receive prompt attention. The Housing Act 2004 already places duties on local authorities to identify Category 1 hazards and take appropriate enforcement action where necessary.

Understanding the Phased Rollout

The Government is introducing Awaab's Law in three stages to allow social landlords time to update their repairs processes, contractor arrangements and compliance systems.

Phase 1: From October 2025

Phase 1 introduced legally enforceable timescales for responding to damp and mould hazards. Social landlords must investigate reported hazards promptly, take emergency action where there is an immediate risk to health or safety, and complete repairs within the statutory timeframes.

Phase 2: From October 2026

The Awaab's Law Phase 2 Update comes into force on 27 October 2026. From this date, the legal repair timeframes expand to cover a wider range of serious Housing Health and Safety Rating System (HHSRS) hazards, including:

Excess cold
Excess heat
Falls
Fire hazards
Electrical hazards

These hazards must now be investigated and remedied using the same structured, time-bound approach introduced for damp and mould, with landlords required to assess risks quickly, implement temporary safety measures where necessary and complete permanent repairs within the prescribed statutory deadlines. The phased expansion was confirmed by Government guidance, with the remaining HHSRS hazards, excluding overcrowding, scheduled to follow in 2027.

Phase 3: From 2027

The final phase will extend Awaab's Law to almost all remaining Housing Health and Safety Rating System hazards, completing the Government's phased implementation programme. Overcrowding is expected to remain outside the scope of Awaab's Law because it is regulated through separate statutory provisions.

Why the Awaab's Law Phase 2 Update Matters

Many housing providers already operate responsive repairs services.

However, Awaab's Law changes the legal position in three important ways.

First, tenants now have clearer legal expectations regarding response times.

Second, landlords must demonstrate compliance through documented evidence.

Third, regulators increasingly assess whether housing providers operate preventative asset management rather than reacting after conditions deteriorate.

This represents a major cultural shift across the social housing sector.

Which Hazards Are Covered in Phase 2?

The Awaab's Law Phase 2 Update extends beyond visible defects.

Excess Cold

Cold homes remain one of the most significant causes of poor health.

Examples include:

Failed heating systems
Inadequate insulation
Broken boilers
Draughts
Poor thermal performance

Cold homes increase the risk of respiratory illness, cardiovascular disease and excess winter deaths.

Excess Heat

Modern buildings can suffer from overheating.

Potential causes include:

Poor ventilation
Solar gain
Inadequate shading
Mechanical ventilation failures

Older residents and young children remain particularly vulnerable.

Fire Safety Hazards

Fire-related hazards may include:

Defective fire doors
Missing compartmentation
Faulty smoke detection
Unsafe escape routes
Combustible defects

Landlords must ensure fire safety issues receive immediate attention.

Electrical Hazards

Electrical risks include:

Unsafe consumer units
Exposed wiring
Damaged sockets
Faulty lighting
Electrical overheating

Falls

Falls remain one of the highest-scoring hazards under HHSRS.

Examples include:

Unsafe staircases
Broken handrails
Uneven flooring
Poor lighting
Trip hazards

Structural Hazards

These may include:

Unsafe ceilings
Structural movement
Loose masonry
Defective balconies
Collapsing elements

Where structural safety presents an immediate risk, emergency action becomes essential.

What Repair Timescales Apply?

Although individual hazards require different responses depending upon severity, Government guidance establishes a structured sequence.

Emergency hazards

Emergency hazards that present an immediate and significant risk to health or safety should receive emergency action within 24 hours.

Investigation

Following a tenant report, landlords should investigate within prescribed timescales, normally within 10 working days for hazards requiring assessment.

Temporary Safety Measures

Where permanent repairs cannot begin immediately, landlords should make the property safe using temporary measures.

Permanent Repairs

Permanent works should begin and complete within the statutory timescales appropriate to the hazard.

The key principle is that landlords must not delay action once they become aware of a serious hazard.

The Role of HHSRS

Although Awaab's Law introduces repair deadlines, the Housing Health and Safety Rating System remains the framework for assessing housing hazards.

The HHSRS assesses:

Likelihood of harm
Severity of harm
Vulnerable occupants
Overall hazard rating

The Housing Act 2004 requires local authorities to take enforcement action where Category 1 hazards exist. Available enforcement options include improvement notices, prohibition orders, emergency remedial action and emergency prohibition orders.

Housing providers therefore need competent surveyors capable of identifying hazards before regulators become involved.

How Housing Associations Should Prepare

The Awaab's Law Phase 2 Update requires more than policy changes.

Organisations should review their entire repairs process.

Review Repairs Policies

Policies should clearly define:

Hazard categories
Escalation procedures
Inspection deadlines
Contractor response times
Senior management oversight

Improve Reporting Systems

Residents must find it easy to report hazards.

Housing providers should offer:

Online reporting
Telephone reporting
Out-of-hours emergency services
Accessible reporting for vulnerable tenants

Improve Record Keeping

Every stage should be documented.

This includes:

Date reported
Inspection dates
Survey findings
Temporary works
Repair completion
Resident communication

Comprehensive records provide essential evidence if complaints or regulatory investigations arise.

Increase Property Inspections

Routine inspections help identify hazards before residents report them.

Risk-based inspections should prioritise:

Older housing stock
Buildings with known damp history
High-rise blocks
Vulnerable occupants

The Importance of Professional Housing Surveys

Housing providers increasingly rely upon specialist surveyors to identify hazards before they become enforcement issues.

Professional surveys can include:

Housing Health and Safety Rating System assessments
Damp and mould investigations
Building pathology surveys
Fire compartmentation inspections
Thermal imaging
Moisture monitoring
Defect diagnosis
Planned maintenance surveys

Independent survey reports provide objective evidence that landlords have investigated hazards thoroughly.

The Link with Consumer Regulation

The Awaab's Law Phase 2 Update also supports the strengthened consumer regulation regime.

The Regulator of Social Housing now undertakes proactive inspections of housing providers.

Inspectors increasingly examine:

Repairs performance
Complaint handling
Resident engagement
Safety management
Governance
Asset management

Failure to comply may affect regulatory gradings.

Complaint Handling Remains Critical

Many regulatory investigations begin with resident complaints.

Housing providers should ensure complaints are:

Acknowledged promptly
Investigated thoroughly
Resolved quickly
Escalated where necessary
Closed only after confirming resident satisfaction

Good communication often prevents complaints escalating to the Housing Ombudsman.

Asset Management Must Become Preventative

Reactive repairs alone rarely achieve long-term compliance.

Instead, landlords should adopt preventative asset management.

This involves:

Planned replacement programmes
Stock condition surveys
Lifecycle planning
Predictive maintenance
Capital investment planning

These approaches reduce emergency repairs while improving resident satisfaction.

Contractor Management

Repairs contractors also play a central role.

Housing providers should ensure contractors:

Understand statutory deadlines
Receive appropriate training
Report hazards consistently
Record photographic evidence
Escalate safeguarding concerns immediately

Service level agreements should align with Awaab's Law response times.

Staff Training

Every housing professional should understand the new obligations.

Training should cover:

Hazard recognition
HHSRS principles
Repairs prioritisation
Resident communication
Record keeping
Safeguarding
Escalation procedures

Frontline staff often identify hazards before surveyors attend site.

Looking Ahead to Phase 3

The Government intends to extend Awaab's Law further.

The remaining HHSRS hazards, excluding overcrowding, are expected to fall within the legislation during the final phase of implementation.

Housing providers should therefore avoid preparing only for Phase 2.

Instead, organisations should review their entire housing portfolio against every HHSRS hazard to ensure future compliance.

How Specialist Housing Surveyors Can Help

Independent housing surveyors provide valuable support throughout the compliance process.

Services may include:

Housing Health and Safety Rating System inspections
Damp and mould surveys
Defect diagnosis
Fire safety inspections
Building pathology investigations
Expert witness reports
Stock condition surveys
Compliance audits
Planned maintenance strategies
Technical support during regulatory investigations

Early intervention frequently reduces repair costs while protecting residents from prolonged exposure to unsafe conditions.

Conclusion

The Awaab's Law Phase 2 Update represents another major milestone in improving housing safety across England's social housing sector.

The legislation now extends beyond damp and mould to include additional hazards capable of causing serious harm. Landlords must respond within legally prescribed timescales, maintain comprehensive records and demonstrate effective governance throughout the repair process.

For housing associations, local authorities and registered providers, compliance depends upon strong asset management, competent surveying, efficient repairs systems and a proactive maintenance strategy.

Organisations that invest in preventative inspections and professional housing surveys today will be better positioned to meet regulatory expectations, improve resident safety and reduce the risk of enforcement action as Awaab's Law continues to expand.

Frequently Asked Questions

What is the Awaab's Law Phase 2 Update?

The Awaab's Law Phase 2 Update expands the legislation beyond damp and mould to include additional serious housing hazards such as excess cold, excess heat, electrical hazards, fire risks, falls and structural safety issues.

When did Phase 2 begin?

The additional hazards are being introduced during 2026 as part of the Government's phased implementation programme.

Does Awaab's Law only apply to social housing?

Currently, the legislation applies to social landlords. The Government also has powers to extend similar requirements to the private rented sector through the Renters' Rights Act, although implementation will follow consultation and later regulations.

What is the connection between Awaab's Law and HHSRS?

The Housing Health and Safety Rating System identifies hazards within residential properties. Awaab's Law introduces legally enforceable response times for repairing many of those hazards.

What happens if a landlord fails to comply?

Failure to comply may lead to regulatory action, Housing Ombudsman findings, compensation claims, enforcement by local authorities where applicable and significant reputational damage.

Why are housing surveys becoming more important?

Professional surveys identify hazards early, provide independent evidence of compliance and support planned maintenance programmes that reduce future regulatory risk.

How can Anstey Horne help?

Anstey Horne provides specialist housing surveys, Housing Health and Safety Rating System assessments, damp and mould investigations, building pathology services, stock condition surveys and technical consultancy that help housing providers meet the requirements of the Awaab's Law Phase 2 Update while improving resident safety and maintaining regulatory compliance.

Contact

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