Awaab’s Law Phase 2: What Tenants and Landlords Need to Know

Awaab’s Law Phase 2 – What Tenants and Landlords Need to Know

Awaab’s Law represents one of the most significant reforms to social housing in recent years, placing legally enforceable obligations on social landlords to investigate and remedy serious housing hazards within strict timescales.

Phase One of Awaab’s Law came into force on 27 October 2025 in the social housing sector. From that date, social landlords became legally required to investigate and address emergency hazards, as well as complaints relating to damp and mould, within prescribed timescales. These obligations are enforceable in law and replace the previous reliance on guidance alone.

Phase One: Key Deadlines for Social Landlords

Under Phase One of Awaab’s Law, landlords must comply with the following requirements:

• Emergency hazards must be investigated and made safe within 24 hours.
• Significant damp and mould must be investigated within 10 working days of the landlord becoming aware of the issue.
• Landlords must provide the tenant with written findings within three working days of completing the investigation.
• Remedial works must begin within five working days of the investigation being completed. Where repairs are particularly complex, they should ordinarily be completed within 12 weeks.
• If the property cannot be made safe within the required timescale, the landlord must provide suitable alternative accommodation at the landlord’s expense.

What Is a Housing Hazard?

The Housing Health and Safety Rating System (HHSRS) is the statutory framework used to assess hazards in residential properties. It identifies 29 potential hazards, including:

What Does Phase One Mean for Tenants?

Prior to Awaab’s Law, tenants were often left waiting for prolonged periods while landlords investigated complaints and arranged repairs. Awaab’s Law introduces certainty by imposing clear legal deadlines and requiring landlords to provide written findings following an investigation.

For tenants, this means greater transparency and stronger legal protection.

However, as with any housing disrepair claim, reporting and evidence remain crucial. If you report damp, mould or another significant hazard by telephone, we strongly recommend following this up in writing. The statutory timescales begin once the landlord has been notified, and written evidence of that notification can be invaluable should a dispute arise.

Where a landlord fails to comply, the consequences can extend far beyond the condition of the property. Poor housing conditions can have a serious impact on physical and mental health, children’s education, employment and overall quality of life. In many cases, a landlord’s failure to meet its legal obligations may also give rise to a claim for compensation.

Awaab’s Law places tenants’ safety and wellbeing firmly at the centre of the legal framework.

Phase Two of Awaab’s Law

From 30 November 2026, the scope of Awaab’s Law will be extended to include a wider range of serious hazards, including:

• Excess cold
• Excess heat
• Electrical hazards
• Fire
• Explosions
• Structural collapse and falling elements
• Domestic hygiene, pests and refuse
• Personal hygiene, sanitation and drainage
• Food safety

This expansion reflects the Government’s continued commitment to ensuring that social housing is safe and fit for occupation.

What Does Phase Two Mean for Social Landlords?

Compliance with Awaab’s Law is not optional. It is a legal requirement.

Social landlords should ensure that every report of a significant hazard is:

• recorded promptly;
• accurately logged;
• appropriately prioritised;
• investigated within the statutory timescales; and
• remedied without unnecessary delay.

Robust record-keeping and effective repairs management systems will be essential. The days of lengthy delays and inadequate responses to genuine disrepair complaints should now be firmly behind us.

Failure to comply may expose landlords to regulatory action, legal proceedings and compensation claims.

What Does Phase Two Mean for Tenants?

Phase Two further strengthens tenants’ rights by extending the protections provided under Awaab’s Law to additional categories of serious housing hazards.

If your landlord fails to comply with the statutory requirements, you may have legal remedies available to compel compliance and, where appropriate, seek compensation.

It is important to note, however, that Awaab’s Law remains relatively new legislation. As a result, there is currently limited judicial guidance on how the courts will interpret certain aspects of the legislation, and the law is likely to develop over the coming years.

How We Can Help

Whether you are a tenant living in unsafe housing conditions or a landlord seeking advice on your legal obligations, our experienced Landlord and Tenant team can assist.

To speak with one of our solicitors, please contact us today on 0151 306 3694 or email ab@phoenixlegalsolicitors.co.uk.

0151 306 3694 ab@phoenixlegalsolicitors.co.uk