Awaab's Law Phase 2: Your questions answered

What is Awaab's Law?

Awaab's Law was introduced following the tragic death of two-year-old Awaab Ishak, whose exposure to mould in his family's social housing home contributed to his death.

The legislation establishes enforceable timescales for investigating and resolving serious hazards in social housing. Its purpose is to ensure residents do not have to live in conditions that put their health or safety at risk and that landlords and social housing providers act promptly when concerns are raised.

Why is Phase 2 important?

Phase 2 expands the scope of Awaab's Law beyond damp, mould and emergency hazards.

It represents a shift from reactive repairs to proactive property safety, requiring landlords and housing providers to identify risks earlier, act faster and take steps to prevent hazards from recurring.

For housing providers, compliance is about more than meeting deadlines. It requires robust systems, effective communication and a resident-focused approach to managing property risks.

What hazards will be covered under Phase 2?

When Phase 1 came into force in October 2025, landlords and housing providers became responsible for addressing significant damp and mould hazards, alongside all emergency hazards.

From 30 November 2026, the law will also cover:

• Excess cold
• Excess heat
• Falls within the home or between levels
• Structural collapse
• Fire and explosion risks
• Electrical hazards
• Domestic hygiene issues, including personal hygiene and food safety concerns

These hazards will fall within the requirements of Awaab's Law when they present a significant risk of harm to residents.

Does every household face the same level of risk?

No. Awaab's Law takes a person-centred approach, recognising that the same hazard can affect households differently.

Factors such as age, existing health conditions, disabilities and other vulnerabilities must be considered when assessing the seriousness of a hazard and determining the appropriate response.

What are the timescales landlords must meet?

The legislation introduces clear deadlines for action.

If a housing provider becomes aware of a potential significant hazard, they must:

• Investigate within 10 working days
• Make the property safe within five working days if the investigation confirms a significant hazard

For emergency hazards posing an immediate risk to health or safety, housing providers must:

• Investigate the issue within 24 hours
• Complete any necessary emergency works within 24 hours

These are maximum timescales and providers are expected to act sooner where circumstances require.

What happens after a hazard has been fixed?

Awaab's Law is not just about resolving immediate problems.

Where an investigation identifies an underlying cause, landlords must begin, or take demonstrable steps to begin, preventative works within five working days.

In some cases, specialist surveys, contractors or materials may be required. Where this can be evidenced, providers may have up to 12 weeks to begin the longer-term work needed to address the root cause.

For example, if mould is caused by poor insulation, inadequate ventilation or a leaking roof, landlords should focus on resolving those issues rather than repeatedly treating the visible mould.

How should social housing providers communicate with tenants?

The guidance places significant emphasis on clear and ongoing communication.

Residents should be kept informed throughout the investigation and repair process, including:

• What has been identified
• What action will be taken
• When work is expected to take place
• Any long-term preventative measures planned

Tenants should also receive a written summary of the investigation findings and proposed remedial works.

Where needed, information should be provided in accessible formats or alternative languages to ensure residents can fully understand their situation and the support available.

Can damp and mould be blamed on a tenant's lifestyle?

The guidance makes it clear that landlords and housing providers should not automatically attribute damp and mould to a tenant's lifestyle.

Everyday activities such as cooking, bathing, washing and drying clothes naturally generate moisture within a home. These activities should not be used as a reason to dismiss concerns or delay investigations.

Instead, providers should focus on identifying any property-related issues that may be contributing to the problem and take appropriate action to resolve them.

How can social housing providers prepare for Phase 2?

With the implementation date approaching, providers should review their current arrangements and identify any gaps.

Key actions include:

• Reviewing repairs and reporting processes
• Ensuring systems can meet the new response timescales
• Training staff to identify and prioritise hazards effectively
• Maintaining accurate property and resident records
• Strengthening communication processes with tenants
• Preparing for the wider range of hazards coming into scope
• Taking action now can help organisations build confidence, improve compliance and reduce the risk of issues escalating

What is the key takeaway?

Awaab's Law Phase 2 is about creating safer, healthier homes through faster responses, better communication and a stronger focus on preventing hazards before they cause harm.

For landlords and social housing providers, meeting the new requirements will require more than quick repairs. It will mean adopting a proactive, resident-focused approach that prioritises safety, accountability and long-term property management. Those that prepare early will be better positioned to meet their legal obligations, build trust with residents and deliver better housing outcomes for their communities.