Editor's note: This brief was summarised by The Property AI Newsroom from a report by Gov.UK Housing. Read the original article for full details.

Awaab’s Law Phase 2 to Enforce Faster Repairs for Social Housing Hazards

From 30 November 2026, social housing landlords in England will be required to address a wider range of dangerous hazards more quickly, as the second phase of Awaab’s Law comes into force. The new rules are designed to ensure that serious issues in social housing are investigated and made safe within strict timeframes.

Awaab’s Law was introduced following the death of two-year-old Awaab Ishak in 2020 after exposure to dangerous damp and mould. The law initially focused on damp and mould, but from 30 November 2026, it will extend to cover additional hazards such as electrical faults, risks of falling, structural defects, excess cold and heat, fire risks, and hygiene issues including pest infestations.

Under the new regulations, landlords must investigate hazards that pose an immediate danger to tenants and make them safe within 24 hours. For serious hazards that are not immediately dangerous, landlords must:

• Investigate within 10 working days
• Provide a written summary of findings and planned actions within 3 working days
• Complete urgent safety work within 5 working days of the investigation, ensuring the home is made safe within 15 days or less
• Begin longer-term repairs within 12 weeks

Since 27 October 2025, Awaab’s Law has already required social housing landlords to fix dangerous damp and mould within these timeframes. The second phase expands these requirements to seven additional hazards.

The regulations for phase 2 are being laid in Parliament on 13 July 2026, with new guidance published to help landlords prepare for the changes. The third and final phase of Awaab’s Law is scheduled for 2027, which will extend fast action requirements to all remaining hazards in the Housing Health and Safety Rating System, except overcrowding.

Letting agents and inventory clerks working with social housing providers should be aware of these new legal obligations and the need for prompt reporting and resolution of hazards. The changes are part of wider efforts to improve tenant safety and rights in the social housing sector.