Last Updated: 4 August 2026 I Reading Time: 6 minutes
Summary
The Government has published further guidance ahead of Phase 2 of Awaab’s Law, which is due to come into force on 30 November 2026. The next phase will expand legal repair duties for social landlords beyond damp and mould to include a wider range of serious housing hazards.
For tenants, these changes are designed to ensure dangerous living conditions are addressed more quickly and consistently. Understanding what the new rules cover, and what they do not, can help tenants protect their rights and take appropriate action if repairs are delayed.
Quick answer
Awaab’s Law Phase 2 will expand the legal duties of social landlords from 30 November 2026 by introducing strict timescales for responding to additional serious housing hazards, not just damp and mould. If your landlord fails to investigate or repair these hazards within the required timeframe, you may have grounds to make a formal complaint or seek legal advice.
In this article
- What is Awaab’s Law?
- What changes in Phase 2?
- Which housing hazards are covered?
- Who does the law apply to?
- What tenants should do if repairs are ignored
- How GLP Solicitors can help
- Frequently Asked Questions
Key takeaways
- Phase 2 of Awaab’s Law starts on 30 November 2026.
- The law expands beyond damp and mould to cover additional serious hazards.
- Social landlords must investigate reported hazards within specified legal timescales.
- The aim is to improve safety and reduce long delays for essential repairs.
- Keeping records of repair requests remains crucial.
- The changes currently apply to social housing, with further phases planned.
- Legal advice may be appropriate where landlords fail to meet their obligations.
What is Awaab’s Law?
Awaab’s Law was introduced following the tragic death of Awaab Ishak, a two-year-old boy who died in 2020 after prolonged exposure to severe mould in his family’s social housing.
The law places clear legal duties on social landlords to investigate and remedy serious hazards within set timeframes, helping to prevent similar tragedies from occurring in the future.
The first phase focused primarily on damp and mould, recognising the serious health risks these conditions can pose.
What is changing in Phase 2?
From 30 November 2026, Phase 2 expands landlords’ responsibilities to include a broader range of serious housing hazards.
Following Government guidance published during July 2026, social landlords will be expected to respond promptly to additional hazards that could affect tenants’ health or safety.
The objective is to ensure that dangerous housing conditions are dealt with before they become life-threatening.
Which hazards will be covered?
While damp and mould remain a key focus, Phase 2 extends the legal framework to include several other serious hazards identified under the Housing Health and Safety Rating System (HHSRS).
Examples include:
- Excess cold
- Excess heat
- Structural instability
- Fire hazards
- Electrical hazards
- Poor ventilation
- Hazards that create an immediate risk to health or safety
Each reported hazard must be assessed according to its seriousness, with urgent cases requiring swift action.
Who does Awaab’s Law apply to?
At present, Awaab’s Law applies to social housing landlords, including:
- Local authorities
- Housing associations
- Registered providers of social housing
The Government intends to introduce further phases in the future, but private rented properties are not currently covered by these statutory timeframes.
However, private landlords still have legal responsibilities to keep their properties safe and fit for human habitation under existing housing legislation.
Why these changes matter
Unsafe housing can have serious consequences for tenants and their families.
Hazards such as mould, unsafe electrics, poor ventilation or structural defects can contribute to:
- Respiratory illnesses
- Injuries
- Stress and anxiety
- Damage to personal belongings
- Reduced quality of life
By introducing clearer legal duties and response times, Phase 2 aims to improve accountability across the social housing sector.
What should tenants do if repairs are being ignored?
If you’ve reported a serious repair issue and your landlord has failed to act, it’s important to keep evidence.
You should:
- Report the issue in writing
- Take dated photographs and videos
- Keep copies of emails and letters
- Record any inspections or missed appointments
- Retain medical evidence if the condition has affected your health
Good records can be invaluable if you later need to make a complaint or seek legal advice.
Can you make a housing disrepair claim?
Not every repair issue will result in a legal claim, but where a landlord has failed to carry out repairs within a reasonable time after being notified, you may be entitled to seek legal advice.
Depending on the circumstances, a claim may seek:
- Repairs to be completed.
- Compensation for inconvenience or distress.
- Compensation for damage to belongings.
- Compensation where health has been affected.
Every case depends on its own facts, including the nature of the defect, when it was reported and how the landlord responded.
Existing Law vs Phase 2
It is important to distinguish between the law that is already in force and the upcoming changes.
Already in force
- Legal duties regarding damp and mould.
- Existing repairing obligations under housing legislation.
From 30 November 2026
- Expanded duties covering additional serious housing hazards.
- New statutory response requirements for those hazards in the social housing sector.
How GLP Solicitors can help
If your landlord has failed to carry out necessary repairs after being notified, GLP Solicitors can advise you on your legal options.
Our Housing Disrepair team assists tenants with matters including:
- Damp and mould
- Roof leaks
- Water ingress
- Structural defects
- Heating failures
- Electrical safety concerns
- Other serious repair issues
We can assess whether you may have grounds for a Housing Disrepair claim and explain the legal process in straightforward, practical terms.
Frequently Asked Questions
Phase 2 expands Awaab’s Law beyond damp and mould by introducing legal duties for social landlords to respond to a wider range of serious housing hazards. The changes are due to take effect from 30 November 2026.
The statutory timeframes introduced by Awaab’s Law currently apply to social housing landlords. However, private landlords remain subject to existing legal obligations to keep properties safe and fit for human habitation.
Phase 2 covers additional serious hazards such as excess cold, fire risks, structural problems, electrical hazards and other issues capable of affecting tenants’ health or safety.
Report the issue in writing, keep photographs and copies of all correspondence, and record when you first notified your landlord. If repairs continue to be delayed, you may wish to seek independent legal advice.
Potentially, yes. If your landlord has failed to carry out repairs after being notified and you’ve suffered inconvenience, damage or health problems as a result, you may be able to pursue a Housing Disrepair claim. Whether compensation is available will depend on the facts of your case.
No. Awaab’s Law builds upon existing housing legislation by introducing clearer timescales and responsibilities for social landlords dealing with serious hazards.
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