Awaab’s Law Phase 2: Social landlords need to be ready for November 2026

The Government has now published updated guidance on Awaab's Law Phase 2, which comes into force on 30 November 2026. The changes significantly expand the range of hazards subject to statutory investigation and remediation timescales, increasing both operational and legal risks for registered providers and local authority landlords. Awaab’s Law Phase 2: Guidance for social landlords - GOV.UK

For many landlords, this is not simply a repairs compliance exercise. It will require robust triage systems, clear governance, accurate record-keeping and effective communication with residents to demonstrate compliance.

What is changing?

Since October 2025, Awaab's Law has required social landlords to respond to damp and mould hazards and emergency hazards within prescribed timescales. From 30 November 2026, the regime will be extended to a broader range of Housing Health and Safety Rating System (HHSRS) hazards where they present a significant risk of harm. These include: 

• Excess cold
• Excess heat
• Falls hazards
• Structural collapse
• Fire and explosion risks
• Electrical hazards
• Domestic hygiene hazards (including food safety and personal hygiene concerns) 

The guidance also introduces additional material on tenant communication, triaging hazards, access arrangements, fire safety and practical worked examples. 

Key obligations remain demanding

Social landlords must continue to meet strict statutory timescales, including: 

• Investigating potential significant hazards within 10 working days
• Providing a written summary of findings within 3 working days
• Completing relevant safety works within 5 working days of the investigation concluding
• Beginning preventative works within 5 working days, and in any event within 12 weeks where immediate commencement is not possible
• Addressing emergency hazards within 24 hours 

Where works cannot be completed safely within the required period, landlords may need to secure suitable alternative accommodation for affected households. 

Why this matters

The guidance reinforces that Awaab's Law is not merely a regulatory expectation. The obligations are implied into social housing tenancy agreements through the legislative framework, meaning tenants can pursue legal remedies where landlords fail to comply. Complaints to the Housing Ombudsman and scrutiny from the Regulator of Social Housing are likely to remain significant enforcement drivers. 

Of particular note is the Government's continued emphasis that landlords should not assume hazards arise from a resident's "lifestyle". The guidance makes clear that such assumptions could lead to failures to act and potential breaches of the legislation. 

Practical learning points for registered providers and local authorities

Now is the time to assess whether existing systems designed around damp and mould can cope with a much wider hazard profile.

1. Review triage procedures

Ensure call handlers, housing officers, neighbourhood teams, surveyors and contractors understand the expanded list of hazards and can identify when statutory timescales are triggered. 

2. Strengthen record keeping

The guidance repeatedly emphasises the importance of maintaining clear records of reports, investigations, communications, access attempts and remedial actions. Good records will be critical in defending complaints, Ombudsman investigations and legal claims. 

3. Check contractor and managing agent arrangements

Landlords may be deemed aware of a hazard through contractors or agents in certain circumstances. Reporting pathways and escalation protocols should therefore be reviewed carefully. 

4. Test communication channels

The new guidance contains a dedicated communication section and highlights the need to keep residents informed throughout the process. Landlords should assess whether their communication methods are accessible, consistent and properly documented. 

5. Review governance and assurance frameworks

Boards, councillors and senior leadership teams should be receiving meaningful compliance data and assurance regarding Awaab's Law performance, particularly as Phase 2 expands operational exposure. 

6. Prepare for Phase 3

The Government has confirmed its intention to extend Awaab's Law further to cover the remaining HHSRS hazards (other than overcrowding). Organisations should therefore be looking beyond Phase 2 and considering longer-term compliance strategies. 

Final thoughts

The publication of the Phase 2 guidance provides a clearer roadmap for implementation, but it also highlights the scale of the challenge facing social landlords. The expansion of Awaab's Law will require organisations to move beyond a damp and mould response model and adopt a holistic approach to hazard identification, investigation and remediation.

With November 2026 approaching, registered providers and local authorities should treat this as an opportunity to stress-test existing policies, systems and resources to ensure they are capable of meeting the increasingly demanding statutory requirements.

If you would like to discuss the implications of Awaab's Law Phase 2, review your policies and procedures, or obtain advice on governance, compliance and litigation risk, please contact me.