Four million social housing tenants in England are set to gain stronger rights to faster repairs under a law change taking effect from November 30. The second phase of Awaab's Law introduces strict new rules for landlords, requiring them to investigate and make safe a wider range of serious hazards within 24 hours.
The legislation, announced by the Ministry of Housing, Communities & Local Government (MHCLG), follows the death of two-year-old Awaab Ishak in 2020 after living with dangerous damp and mould. The law is being implemented in stages and has been driven in part by his parents, who have campaigned for better protections for social tenants.
What the new rules cover
The additional hazards covered under phase two include electrical faults, risks of falling, structural defects, excess cold and heat, fire risks, and hygiene issues such as pest infestations. Problems that are serious but not immediately dangerous must still be acted upon quickly.
In these cases, landlords must investigate within 10 working days, provide a written summary of what is wrong and what they will do within three working days, carry out urgent safety work within five working days of the investigation, and start longer-term repairs within 12 weeks. This means homes must be made safe within 15 working days or less.
Timeline and scope
These timelines already apply to significant damp and mould under the first phase, which began on October 27, 2025. The regulations for phase two were laid in Parliament on Monday, July 13, 2026, with guidance published to help landlords prepare.
Awaab's Law applies only in England, as housing is a devolved matter, though Wales, Scotland, and Northern Ireland have or are introducing similar measures. The third and final phase will be introduced in 2027, extending fast-action requirements to all remaining hazards in the Government's Housing Health and Safety Rating System, apart from overcrowding.
Official responses
The legislation was brought forward during former Prime Minister Sir Keir Starmer and is moving ahead under his successor, Andy Burnham. Labour MP Steve Reed said in July, during his time as Housing Secretary: "Awaab's Law sends a clear message that tenants' health and safety can never be compromised. This action will mean dangers have to be dealt with quickly by law, protecting tenants' rights to a safe and decent home."
Gavin Smart, chief executive of the Chartered Institute of Housing (CIH), said: "Extending Awaab's Law to these hazards is an important step towards safer, healthier homes, and we welcome the collaborative approach the government has taken." Kate Henderson, chief executive of the National Housing Federation, said: "The safety of homes is housing associations' top priority. We welcome the publication of this guidance, which gives housing associations more clarity over the next phase of Awaab's Law and time to prepare for its implementation."
