From November 30, 2026, four million social housing households in England will benefit from stricter landlord rules under phase two of Awaab’s Law, the Ministry of Housing, Communities & Local Government (MHCLG) announced. The law, named after two-year-old Awaab Ishak who died in 2020 from exposure to damp and mould, expands protections to include electrical faults, fall risks, structural defects, extreme temperatures, fire hazards, and pest infestations.
Immediate action required for dangerous hazards
Under the new regulations, landlords must investigate and make safe any hazard posing an immediate danger within 24 hours. For serious but non-immediate issues, landlords must investigate within 10 working days, provide a written summary of findings and planned actions within three working days, carry out urgent safety work within five working days of the investigation (making the home safe within 15 days), and start longer-term repairs within 12 weeks. These timelines already applied to damp and mould under phase one, which began on October 27, 2025.
Scope and implementation
Awaab’s Law applies only in England, as housing is devolved; Wales, Scotland, and Northern Ireland have or are introducing similar measures. The phase two regulations were laid in Parliament on July 13, 2026, alongside guidance for landlords. The third and final phase, due in 2027, will cover all remaining hazards from the Housing Health and Safety Rating System except overcrowding, which is not a maintenance issue.
Official and industry reactions
Housing Secretary Steve Reed said: “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), commented: “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. This is about more than compliance; it is a culture of listening to residents and acting on their concerns, and that is the change we want to help the sector deliver.”
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.”
