On 30 November 2026, Awaab’s Law Phase 2 comes into force in England. Since October 2025, social landlords have had to meet fixed deadlines for significant damp and mould and emergency hazards. The next stage extends the significant-hazard requirements to seven further groups, including excess cold, fire and electrical hazards. Housing associations and councils should use the weeks ahead to update triage, train staff and check contractor readiness.
The law is named after Awaab Ishak, a two-year-old boy who died in 2020 following prolonged exposure to mould in his family’s home in Rochdale. It was introduced through the Social Housing (Regulation) Act 2023. Detailed duties are set out in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, as amended for the next stage. The government’s non-statutory guidance for social housing landlords explains implementation; the regulations set the legal requirements.
| Stage | Date | Coverage |
|---|---|---|
| Phase 1 | 27 October 2025 | Significant damp and mould and emergency hazards |
| Phase 2 | 30 November 2026 | Seven additional groups of significant hazards |
| Phase 3 | Planned further expansion | Remaining HHSRS hazards, except overcrowding |
The requirements apply to almost all social housing let under a tenancy by registered providers in England, including housing associations and local authorities. This guidance concerns the social rented sector.
The government’s Phase 2 guidance covers the following additional groups where they present a significant risk of harm. Its hazards guidance supports case-by-case triage:
The issue must meet the applicable criteria, including arising from a deficiency in buildings or land for which the landlord is responsible. These changes do not remove existing duties to keep homes safe.
The next stage extends the core timetable to more significant hazards:
| Situation | Maximum timeframe |
|---|---|
| Potential emergency hazard | Investigate and complete relevant safety work, if confirmed, within 24 hours of awareness |
| Potential significant hazard | Investigate within 10 working days of awareness |
| Written investigation summary | Provide to the tenant within 3 working days of the investigation concluding |
| Relevant safety work for a significant hazard | Complete within 5 working days of the investigation concluding |
| Supplementary preventative work | Begin, or take steps to begin, within 5 working days; if it cannot begin then, start as soon as reasonably practicable and within 12 weeks |
Supplementary work must be completed within a reasonable period. The emergency period runs continuously, including weekends and bank holidays. Other timeframes generally start the day after the triggering event. If relevant safety work cannot be completed on time, the landlord must secure suitable alternative accommodation at its expense.
Awareness and household circumstances matter. Reports to an employee can establish the landlord’s awareness; whether a contractor’s knowledge does so depends on their legal agency relationship. A broken boiler can pose different risks for different households, so triage must consider relevant vulnerabilities rather than apply a single classification to every repair.
Landlords should arrange prompt investigations by competent people and record the steps taken. Call handlers need to recognise the additional risks and escalate urgent concerns without adding a separate triage delay to the statutory timetable.
Access can be difficult. Landlords should document reasonable attempts to arrange access and engage with tenants. Difficulties do not automatically suspend the duties: the defence depends on using all reasonable endeavours to comply. Clear communication, the written summary and updates throughout the process are essential.
With the extension beginning near winter, cold homes deserve particular attention. Faulty heating, inadequate insulation and defective windows can create risks, especially for vulnerable residents. Assessment should consider the home, duration of exposure and household circumstances. Cold surfaces can also contribute to condensation, so cold and damp may need to be investigated together.
Temperature and humidity monitoring can help landlords identify persistent problems earlier. Connected sensors provide readings over time; a suitably configured platform can alert teams to concerning conditions and help inform triage. After repairs, such as heating improvements, the data can help assess whether indoor conditions have improved.
Monitoring complements inspections and tenant reports. An alert alone does not necessarily establish a significant or emergency hazard, and sensor data cannot by itself prove compliance or identify every underlying cause. Our earlier article explains temperature and humidity monitoring for damp and mould prevention.
NEXELEC solutions include:
The government’s current guidance states 30 November 2026 in England.
The core timetable extends to the additional significant hazards: 24 hours for emergency investigation and safety work, 10 working days for significant-hazard investigations, 3 working days for the written summary and 5 working days for relevant safety work. Supplementary preventative work has its own commencement and completion requirements.
Want to explore how NEXELEC sensors can support your monitoring programme? Contact our team or request a quote.