Millions of social housing tenants across England will benefit from stronger protections and faster action on dangerous hazards from 30th November 2026, as the second phase of Awaab’s Law comes into force.
The regulations, laid in Parliament this week, extend the landmark legislation introduced after the tragic death of two-year-old Awaab Ishak in 2020, who died as a result of living in a home with severe damp and mould. His death exposed systemic failures in the social housing sector and prompted a national reckoning over the standard of accommodation provided to some of the country’s most vulnerable tenants.
Under the new rules, landlords will be required to investigate and make safe seven additional categories of hazard that pose an immediate danger to tenants:
- Electrical hazards
- Falls (including falls on the level, falls on stairs and falls between levels)
- Fire and explosions
- Excess cold
- Excess heat
- Structural collapse and falling elements
- Domestic hygiene
For hazards that are serious but not immediately life-threatening, landlords must act within strict timeframes. They are required to investigate within ten working days, provide tenants with a written summary of the problem and proposed action within three working days, carry out urgent safety work within five working days of the investigation – meaning the home must be made safe within 15 days or less – and begin longer-term repairs within 12 weeks.
These statutory deadlines already apply to damp and mould under the first phase of Awaab’s Law, which came into force on 27th October 2025. The second phase significantly extends the scope of the legislation, covering a wider range of hazards that can have devastating impacts on health and wellbeing.
The Housing Health and Safety Rating System, which is used to assess health and safety risks in all types of housing, was recently updated for the first time in 20 years. The changes make it simpler to identify dangerous hazards and ensure swift action is taken to protect tenants.
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.’
The Ministry of Housing, Communities and Local Government will work with landlords and tenants over the summer to support preparations for the new requirements. The phased approach reflects the government’s commitment to learning from the sector and ensuring implementation is practical and effective.
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. 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. CIH will support our members in delivering these duties and in continuing to feedback throughout the test-and-learn phase.’
Photo: Ksenia Chernaya
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