Awaab’s Law Phase 2: Hazards and Dates | Awaab Comply
Phase 1 has applied to social housing in England since 27 October 2025. It covers all emergency hazards and damp and mould hazards that present a significant risk of harm. The requirements are triggered by the landlord becoming aware of a potential hazard, including through an inspection or a third party, rather than only by a formal tenant complaint.
Phase 2 comes into force on 30 November 2026. It extends the significant-hazard requirements to further hazards; it does not introduce emergency-hazard duties for the first time. Landlords must continue to meet their existing safety and repairing obligations before that date.
What is Awaab’s Law phase one?
Awaab’s Law followed the death of two-year-old Awaab Ishak after prolonged exposure to mould. Its statutory basis was introduced through the Social Housing (Regulation) Act 2023, with detailed requirements in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.
The main deadlines distinguish investigation, safety work and further prevention. They are not a single deadline for completing every repair:
Emergency hazards: investigate and, where an emergency hazard is confirmed, complete relevant safety work as soon as reasonably practicable and within 24 hours of becoming aware.
Potential significant hazards in scope: investigate within 10 working days of becoming aware.
Written findings: give the tenant a written summary within 3 working days of the investigation concluding.
Significant hazards identified: complete relevant safety work within 5 working days of the investigation concluding.
Further prevention: begin, or take steps to begin, supplementary preventative work within 5 working days. If it cannot start then, it must start as soon as reasonably practicable and within 12 weeks, and be completed within a reasonable period. The 12 weeks is not a deadline for completing every repair.
If safety work cannot meet the deadline: secure suitable alternative accommodation at the landlord’s expense and keep the household informed.
The introduction of this legislation has forced landlords to address their processes and procedures, and has resulted in much tighter restrictions relating to damp and mould issues. However, it was always intended to extend the scope of Awaab’s Law to include other common disrepair issues identified in social housing, and this is what comes under phase two.
Understanding the requirements of Awaab’s Law phase two
Awaab’s Law phase two brings a much wider range of important compliance issues into the scope of the new legislation, and therefore requires social landlords to make preparations for how they need to adapt their processes and procedures. Essentially, phase two extends the same mandatory deadlines as phase one to additional hazards commonly found in social housing, but reinforces a new approach that ensures landlords focus on a successful outcome, i.e. the safety of the tenant.
From 30 November 2026, the additional significant hazards include:
Excess cold and excess heat
Falls, including falls on stairs, on level surfaces, between levels and associated with baths
Structural collapse
Fire and explosions
Electrical hazards
Domestic hygiene, including personal hygiene and food safety
This Phase 2 change concerns social housing in England. Extending Awaab’s Law to private rented tenancies is a separate process. As at 26 October 2026, the government is consulting on how and when that extension should apply; the consultation closes on 18 December 2026. Do not assume that the social-housing Phase 2 date applies to private tenancies.
The importance of Awaab’s Law phase two
Although it has been widely recognised that damp and mould is the main cause of housing disrepair issues in social housing, it is also generally understood that many disrepair issues overlap, and in most cases there are a number of hazards which combine to compound health and safety issues for social housing tenants. This is particularly important given the number of vulnerable people living in social housing, such as children, the elderly and people with underlying health conditions or disability issues.
Hazards can overlap, so an investigation should consider the evidence as a whole and identify any building deficiencies and relevant household circumstances. Phase 3 is intended to extend the significant-hazard requirements to remaining HHSRS hazards, apart from overcrowding. Do not treat a possible future phase as a reason to defer action under existing safety duties.
Awaab Comply app helps with phase two of the new legislation
From on-site evidence to a report in minutes
Awaab Comply helps inspectors capture findings, measurements and photographs on a phone or tablet during a visit, then generate a downloadable report in minutes. The inspector should review the report promptly. This supports evidence gathering and reduces time spent writing up afterwards; the landlord remains responsible for triage, competent assessment, tenant communication, safety work and meeting the applicable deadlines.
Book a free Awaab Comply demo ↗ or contact our team.
Guidance and review date
Regulatory wording checked on 26 October 2026 against GOV.UK’s Phase 2 guidance for social landlords. Read the guidance alongside the regulations when deciding how the requirements apply to a case.
