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

Phase 2 of Awaab’s Law Expands Hazard Deadlines for Social Landlords

Phase 2 of Awaab’s Law will come into force in England on 30 November 2026, extending fixed investigation and repair timescales to a wider range of hazards in social housing. The Ministry of Housing, Communities and Local Government confirmed the commencement date and issued updated guidance for social landlords on 13 July 2026.

Awaab’s Law, which began on 27 October 2025, initially set statutory deadlines for addressing damp and mould. From 30 November 2026, these deadlines will also apply to excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic hygiene, wherever they present a significant risk of harm to tenants. The timescales remain unchanged: emergency hazards must be investigated and made safe within 24 hours, while significant hazards must be investigated within 10 working days. A written summary of findings must be provided to the tenant within three working days of the investigation concluding, and relevant safety work must be completed within five working days.

The UK Academy of Mould Experts (UKAME) has warned social landlords not to underestimate the impact of these changes. UKAME highlighted that excess cold reports typically rise as the heating season begins, coinciding with a seasonal increase in damp and mould cases. As a result, landlords are unlikely to have a quiet period to adjust, with statutory cases expected to arise immediately after the law’s expansion.

UKAME recommends that social landlords focus on four key areas before the new rules take effect: re-running triage and reporting routes to recognise new hazard types, updating records on tenants and homes, reviewing contractor arrangements to ensure timely response, and training frontline staff and contractors on the new deadlines. The organisation notes that the statutory clock starts when anyone in the organisation, or an estate agent acting for it, becomes aware of a potential hazard.

These changes are particularly relevant for letting agents and inventory clerks working with social landlords, as the expanded law places new responsibilities on all parties involved in property management and reporting.