Awaab's Law Phase 2: what changes on 30 November 2026
From 30 November 2026, Awaab's Law applies its fixed investigation and repair timescales to seven more groups of hazards in social housing in England, not just damp and mould. The timescales themselves do not change. For most landlords the hard part will not be the rules but the repairs that come back.
When does Phase 2 start?
Phase 2 comes into force on 30 November 2026. The Housing Minister confirmed the date on 13 July 2026.
Phase 1 has applied since 27 October 2025 and covers damp and mould hazards and all emergency hazards. A third phase, expected in 2027, will extend the law to the remaining hazards in the Housing Health and Safety Rating System, apart from overcrowding.
Which hazards does Phase 2 add?
Phase 2 covers these hazards where they present a significant risk of harm:
- Electrical hazards
- Falls and trips
- Fire and explosion
- Excess cold
- Excess heat
- Structural collapse and falling elements
- Domestic hygiene, including pests
What are the timescales?
The timescales for the new hazards are the same as those that already apply to damp and mould.
| Hazard type | What the landlord must do | Timescale |
|---|---|---|
| Emergency | Investigate and make safe | Within 24 hours |
| Significant | Investigate | Within 10 working days of becoming aware |
| Significant | Give the tenant a written summary of the findings | Within 3 working days of the investigation concluding |
| Significant | Carry out the relevant safety work | Within 5 working days of the investigation concluding |
| Significant | Begin further work to stop the hazard coming back | Within 5 working days of the investigation concluding. If that is not possible, as soon as possible, and the work must have physically started within 12 weeks |
The regulations include a defence where a landlord has taken all reasonable steps to comply.
Does Awaab's Law apply in Scotland?
The Awaab's Law regulations described on this page apply to social housing in England. Scotland has its own rules: the Investigation and Commencement of Repair (Scotland) Regulations 2026 came into force on 6 October 2026 and apply to social and private landlords.
The Scottish regulations cover reports of damp and mould. A landlord must investigate within 10 working days, give the tenant a written summary within 3 working days of the investigation concluding and start the repair within 5 working days. A social landlord must complete the repair within 20 working days of starting it.
Five things to check this month
- How many of your current reports fall into the seven new hazard groups?
- Can your first contact tell an emergency from a significant hazard?
- What share of repairs need a second visit?
- Do tenants hear what happens next, or do they have to chase?
- Does your reporting start the clock at the tenant's report, or when the job is raised?
Questions landlords ask
Do the timescales change in Phase 2?
No. The new hazards follow the same timescales as damp and mould.
Is Phase 2 the last phase?
No. A third phase is expected in 2027.
Does it cover private renting?
In England it applies to social housing only at present. The Scottish regulations cover private landlords as well.
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