Awaab’s Law Phase 2 comes into force on 30 November 2026, expanding the legislation to cover additional housing hazards in England’s social rented sector.
While Phase 1 focused on significant damp and mould hazards and all emergency hazards, Phase 2 introduces further requirements covering excess cold and heat, falls, structural collapse, fire and electrical hazards, and domestic hygiene.
For social landlords and housing associations, the changes place greater emphasis on effective property inspections, accurate hazard assessments and timely remedial action.
With the implementation date approaching, understanding the new requirements and preparing existing property management processes will be essential.
What Is Awaab’s Law Phase 2?
Awaab’s Law Phase 2 is the second stage of legislation introducing legally enforceable timescales for social landlords to investigate and address dangerous housing conditions.
Coming into force on 30 November 2026, Phase 2 expands the categories of significant hazards covered by the law, requiring landlords to respond to a wider range of health and safety risks within prescribed deadlines.
The legislation is named after Awaab Ishak, a two-year-old boy who tragically died in 2020 following prolonged exposure to mould in his social housing property.
Phase 1 came into force on 27 October 2025, introducing mandatory response timescales for significant damp and mould hazards and all emergency hazards.
Phase 2 builds on these protections, extending the requirements to additional hazards identified under the Housing Health and Safety Rating System (HHSRS).
What New Hazards Are Covered Under Awaab’s Law Phase 2?
From 30 November 2026, social housing providers must investigate and address significant hazards across seven additional categories.
1. Excess Cold and Excess Heat
Properties exposing residents to dangerously low or high temperatures may fall within the expanded requirements.
Potential contributing factors include inadequate insulation, defective heating systems, insufficient ventilation and building fabric deficiencies.
For housing providers, identifying the underlying causes of temperature-related hazards will be important, particularly where residents may be vulnerable to extreme temperatures.
2. Falls on Level Surfaces, Stairs and Between Levels
Phase 2 extends the requirements to significant fall hazards, including:
- Falls on level surfaces
- Falls on stairs and steps
- Falls between different levels
Examples could include defective staircases, uneven flooring, missing handrails or unsafe changes in floor level.
Regular building inspections and effective defect reporting procedures can help housing providers identify potential risks before they result in injury.
3. Structural Collapse
Structural defects that create a significant risk of collapse or falling building components will also be covered.
These may include unstable walls, deteriorating structural elements, loose masonry or other defects that threaten occupants’ safety.
Where structural concerns are identified, professional building surveys and defect assessments can help establish the nature and extent of the problem and inform appropriate remedial action.
4. Fire and Explosion Hazards
Phase 2 introduces significant fire and explosion hazards within individual social homes.
Examples may include defective fire safety measures, missing or broken smoke alarms and other hazards that increase the risk of fire or explosion.
Certain fire safety risks in communal areas remain subject to existing legislation, including the Regulatory Reform (Fire Safety) Order 2005.
Housing providers must understand how these responsibilities interact with the expanded requirements under Awaab’s Law.
5. Electrical Hazards
Significant electrical hazards will also fall within the scope of Phase 2.
These may include exposed wiring, unsafe electrical installations, defective sockets or other electrical faults that present a serious risk to residents.
Appropriate investigation by competent professionals and timely remedial action will be essential where qualifying hazards are identified.
6. Domestic Hygiene
The expanded legislation also covers significant hazards relating to domestic hygiene, including personal hygiene and food safety.
Examples may include defective sanitation facilities, drainage problems, inadequate washing facilities or pest infestations linked to property deficiencies.
These conditions can present serious health risks and may require investigation and remedial action within the statutory timescales.
What Are the Timescales Under Awaab’s Law Phase 2?
Although the range of hazards is expanding, the core response timescales remain consistent with those introduced under Phase 1.
Social housing providers must meet the following requirements:
| Requirement | Deadline |
|---|---|
| Investigate potential significant hazards | Within 10 working days of becoming aware |
| Provide written investigation findings | Within 3 working days of concluding the investigation |
| Complete necessary safety work for significant hazards | Within 5 working days of concluding the investigation |
| Investigate and make emergency hazards safe | Within 24 hours of becoming aware |
| Begin, or take steps to begin, preventative works | Within 5 working days of concluding the investigation |
| Commence preventative works where they cannot begin within 5 working days | As soon as reasonably practicable, within 12 weeks |
Preventative works must also be completed within a reasonable period.
Where a property cannot be made safe within the required timescales, landlords must arrange suitable alternative accommodation for affected residents at their own expense.
Importantly, these are maximum response timescales. Some hazards may require more immediate action depending on their severity and the circumstances of the residents.
Landlords must also distinguish between making a property safe and completing the underlying remedial works needed to prevent a hazard from recurring.
For further information, refer to the government’s official Awaab’s Law Phase 2 guidance.
What Does Awaab’s Law Phase 2 Mean for Social Housing Providers?
The expansion of Awaab’s Law introduces additional responsibilities for housing providers, particularly those managing large or geographically dispersed property portfolios.
Rather than focusing primarily on damp and mould, landlords must now be prepared to identify, assess and respond to a broader range of building safety concerns.
This has several implications for housing management and asset maintenance.
Greater Emphasis on Accurate Property Information
Understanding the condition of existing housing stock will become increasingly important.
Up-to-date stock condition surveys can help housing providers identify deterioration, assess key building components and prioritise remedial works.
As Awaab’s Law expands to cover additional hazards, accurate property condition information will become increasingly valuable for supporting proactive asset management.
Although stock condition surveys do not replace the requirement to investigate individual reported hazards, they can help providers identify potential problems and inform long-term maintenance planning.
More Robust Inspection and Reporting Processes
Housing providers must have clear procedures for recognising potential hazards, determining their severity and arranging investigations by competent professionals.
The government’s updated guidance emphasises that hazard assessments should consider the specific circumstances of residents, rather than relying solely on general property conditions.
This makes consistent inspection methodologies, appropriate professional expertise and accurate record keeping particularly important.
Stronger Coordination Between Teams
Meeting statutory response timescales requires effective coordination between housing management teams, surveyors, contractors and asset managers.
Delays in reporting, inspections, contractor appointments or remedial works could affect a landlord’s ability to meet its legal obligations.
Clear responsibilities, reliable communication and well-documented processes will therefore be essential.
How Can Housing Providers Prepare for Awaab’s Law Phase 2?
With the implementation date approaching, social housing providers should review their existing property management processes and identify areas requiring improvement.
1. Review Existing Property Condition Data
Assess the quality and completeness of existing property records.
Identify gaps in stock condition information and consider whether additional surveys or inspections are required to understand potential risks across the portfolio.
2. Update Hazard Assessment Procedures
Ensure inspection and triage processes reflect the additional hazard categories introduced under Phase 2.
Staff responsible for identifying and reporting hazards should understand the expanded requirements and when concerns need to be escalated.
3. Assess Maintenance and Repair Workflows
Review how reported defects are investigated, escalated and resolved.
Consider whether existing contractor arrangements, inspection capacity and internal processes can support the required response timescales.
4. Strengthen Record Keeping
Maintain clear documentation of reported hazards, inspection findings, resident communications and remedial actions.
Accurate records can help demonstrate the steps taken to investigate and address concerns.
5. Prioritise Preventative Maintenance
Use property condition information to identify recurring defects and develop appropriate maintenance and investment programmes.
A proactive approach to asset management can help housing providers address underlying building problems and reduce the likelihood of hazards recurring.
How Can PM+ Support Housing Providers?
As Awaab’s Law expands, access to reliable property information and professional building expertise will become increasingly valuable.
At PM+, we work with housing providers to support informed property management decisions through professional surveying, building assessments and asset management services.
Our services include:
- Stock Condition Surveys: Helping housing providers understand property conditions, identify defects and inform maintenance priorities.
- Damp and Mould Investigations: Investigating moisture-related problems, identifying underlying causes and recommending appropriate remedial measures.
- Building Surveys and Defect Assessments: Providing professional insight into building condition, deterioration and potential structural concerns.
- Asset Management Support: Helping housing providers plan maintenance programmes, prioritise investment and improve long-term property performance.
By developing a clearer understanding of property conditions and addressing defects proactively, housing providers can strengthen their approach to property safety and prepare for evolving regulatory requirements.
Frequently Asked Questions About Awaab’s Law Phase 2
When Does Awaab’s Law Phase 2 Come Into Force?
Awaab’s Law Phase 2 comes into force in England on 30 November 2026. It expands the existing legislation to cover additional significant housing hazards, introducing legally enforceable timescales for social landlords to investigate and address qualifying conditions.
What New Hazards Are Covered Under Awaab’s Law Phase 2?
Phase 2 expands the legislation to include significant hazards relating to excess cold, excess heat, falls, structural collapse, fire and explosions, electrical safety and domestic hygiene. These are in addition to significant damp and mould hazards and all emergency hazards already covered under Phase 1.
Does Awaab’s Law Phase 2 Apply to Private Landlords?
No. The November 2026 Phase 2 requirements apply to social landlords in England, including local authorities and housing associations. Private landlords remain subject to other housing safety and property maintenance legislation, but are not directly covered by this phase of Awaab’s Law.
What Is the Difference Between Awaab’s Law Phase 1 and Phase 2?
Phase 1, introduced in October 2025, established mandatory response timescales for significant damp and mould hazards and all emergency hazards.
Phase 2, coming into force in November 2026, extends the significant hazard requirements to additional categories, including temperature-related risks, falls, structural collapse, fire, electrical hazards and domestic hygiene.
A further expansion under Phase 3 is planned to cover the remaining HHSRS hazards, excluding overcrowding.
Preparing for the Next Phase of Housing Safety Regulation
Awaab’s Law Phase 2 represents another significant step towards improving standards across England’s social housing sector.
With additional hazards coming into scope from 30 November 2026, housing providers must ensure their inspection processes, maintenance procedures and property information are equipped to support the expanded requirements.
And with further expansion planned under Phase 3, preparing now can help organisations establish a stronger foundation for future compliance.
PM+ supports social housing providers with professional building surveys, property condition assessments and asset management services.
Get in touch with our team to discuss how we can support your property inspection and maintenance requirements ahead of Awaab’s Law Phase 2.
