Awaab’s Law is entering its next phase.
From 30 November 2026, Phase 2 will expand the requirements placed on social landlords in England, bringing a much wider range of significant housing hazards within the investigation and repair timescales introduced under Awaab’s Law.
For housing associations and other social landlords, the next few months provide an important opportunity to review housing stock, inspection processes and existing property data before the expanded requirements come into force.
So what is changing, and what should social landlords be doing now?
What changes under Awaab’s Law in November 2026?
Phase 1 of Awaab’s Law came into force on 27 October 2025. It introduced requirements for social landlords to respond to emergency hazards and significant damp and mould hazards within specified timeframes.
From 30 November 2026, Phase 2 extends these requirements to a broader range of significant hazards, including:
- Excess cold
- Excess heat
- Falls, including falls on level surfaces, stairs and between levels
- Structural collapse
- Fire and explosions
- Electrical hazards
- Domestic hygiene, including personal hygiene and food safety
Emergency hazards are already covered by Awaab’s Law regardless of hazard type.
Importantly, the presence of one of these hazards does not automatically mean it constitutes a significant hazard under Awaab’s Law. The severity of the risk, likelihood of harm and circumstances of the resident all need to be considered.
The expansion does, however, mean social landlords need to be prepared to identify, investigate and respond to a considerably wider range of potential hazards.
What are the Awaab’s Law Phase 2 timescales?
Where a landlord becomes aware of a potential significant hazard, the Awaab’s Law requirements include strict timescales for investigation and action.
Landlords must:
- Investigate a potential significant hazard within 10 working days of becoming aware of it.
- Provide the tenant with a written summary of the investigation within 3 working days of the investigation concluding.
- Complete relevant safety work within 5 working days of the investigation concluding where a significant hazard is identified.
- Begin, or take steps to begin, any supplementary preventative work within 5 working days of the investigation concluding.
Where supplementary preventative work itself cannot begin within that five-working-day period, it must be started as soon as reasonably practicable and within 12 weeks of the investigation concluding.
For an emergency hazard, the landlord must investigate and complete relevant safety work within 24 hours of becoming aware of the potential hazard.
Where the required safety work cannot be completed within the specified timeframe and the property cannot be made safe, the landlord must offer the tenant suitable alternative accommodation until the hazard has been resolved.
These are maximum timeframes. Where the circumstances require more urgent action, landlords should respond accordingly.
Preparing for Phase 2: What should social landlords do now?
Preparing for Phase 2 shouldn’t simply be treated as an update to repairs procedures.
With more hazards falling within the scope of Awaab’s Law, landlords need sufficient knowledge of their properties, residents and existing risks to investigate potential hazards and make informed decisions quickly.
Here are some of the steps housing providers can take ahead of November.
1. Review the condition of your housing stock
How confident are you in the condition data you currently hold?
Up-to-date Stock Condition Surveys can give landlords a clearer picture of the condition of individual properties and wider portfolios, identifying defects and areas that may require further investigation.
For large housing portfolios, reliable condition data can also help prioritise investment, planned maintenance and further specialist inspections.
Awaab’s Law does not specifically require landlords to undertake Stock Condition Surveys. However, having accurate and current information about property condition can support a more proactive approach to identifying and managing risks across a portfolio.
2. Understand the additional Phase 2 hazards
The scope of significant hazards covered by Awaab’s Law is becoming considerably wider.
Housing providers should consider how effectively their current inspection and maintenance programmes identify issues relating to areas such as electrical safety, fire, structural defects, excessive temperatures and fall risks.
Known defects or recurring issues may also warrant further investigation before Phase 2 comes into force.
The aim should be to understand where potential risks exist across your housing stock rather than relying solely on issues becoming urgent before they receive attention.
3. Review your inspection and triage processes
The timescales introduced by Awaab’s Law make effective triage particularly important.
When an issue is reported or otherwise identified, landlords need processes capable of determining whether it could constitute a significant or emergency hazard and escalating it accordingly.
The Government has published Phase 2 guidance to help social landlords triage potential hazards.
Housing providers should use the period before November to make sure relevant employees, contractors and surveyors understand how potential hazards should be identified, recorded and escalated.
4. Make sure your property data is accessible
Having property information is one thing. Being able to access it quickly is another.
With investigation and repair deadlines measured in working days – and just 24 hours for emergency hazards – teams need access to the information required to make decisions quickly.
Landlords should review how easily they can access:
- Previous survey information
- Repairs and maintenance histories
- Existing defects
- Fire and electrical safety information
- Previous complaints and reports
- Records of investigations and remedial works
Improving the quality and accessibility of this information before Phase 2 can help support faster and informed decision-making when potential hazards are reported.
5. Look beyond reactive repairs
Awaab’s Law establishes deadlines once landlords become aware of potential hazards. It does not create a general requirement for landlords to undertake Stock Condition Surveys or inspect every property before November.
However, for housing providers managing hundreds or thousands of homes, relying entirely on reactive reporting may make effective asset management more difficult.
Planned Stock Condition Surveys, targeted property inspections and specialist surveys can help housing providers build a clearer picture of their assets and identify areas that warrant further investigation.
This can support both Awaab’s Law preparedness and longer-term investment and maintenance planning.
Housing providers should also consider how their existing procurement arrangements support access to the surveying, inspection and remedial services they may need as requirements expand. Resources available through Procurement Hub can support public sector organisations with compliant procurement routes for property and asset management services.
November isn’t the end of Awaab’s Law
Phase 2 is another stage in the wider implementation of Awaab’s Law.
The Government intends to introduce Phase 3 in 2027, extending the significant hazard requirements to the remaining hazards covered by the Housing Health and Safety Rating System (HHSRS), with the exception of overcrowding.
That means the systems, processes and property data housing providers develop for Phase 2 should also be considered in the context of the legislation’s continued expansion.
Building a better understanding of housing stock now can help providers prepare for November 2026 and the further requirements expected in 2027.
How PM+ can support social housing providers
PM+ works with housing associations and social landlords across the UK, providing surveying and property consultancy services across residential portfolios.
Our Stock Condition Surveys help housing providers build a detailed picture of property condition, identify defects and inform future maintenance and investment priorities.
We can also support housing providers through services including Damp & Mould Surveys, Fire Risk Assessments, Fire Door Inspections and Housing Disrepair Surveys, providing specialist insight where further investigation is required.
With Phase 2 of Awaab’s Law taking effect on 30 November 2026, now is the time to review the information you hold about your housing stock and identify any gaps.
Preparing for Awaab’s Law Phase 2? Speak to PM+ about Stock Condition Surveys and specialist property inspections across your housing portfolio.
Suggested Internal Links
Primary commercial link: Stock Condition Surveys
Supporting links: Damp & Mould Surveys, Fire Risk Assessments, Fire Door Inspections and Housing Disrepair Surveys.
This article provides a general overview of Awaab’s Law Phase 2 and is not legal advice. Social landlords should refer to the Regulations and the latest Government guidance when determining their specific legal obligations.
