Government expands Awaab’s law for social housing landlords

The government has announced stricter rules for social landlords under phase two of Awaab’s Law.

Coming into force on 30 November 2026, social housing landlords will now be required to fix more dangers like electrical faults, pest infestations and unsafe stairs to quicker timeframes.

Under the Renters’ Rights Act, Awaab’s law will be extended to the private rented sector.

Seven types of hazards covered by Awaab’s Law

Under the rules, seven types of hazards will now be covered by phase two of Awaab’s which include:

• Risks from falling (e.g. unsafe stairs or broken balcony railings)
• Structural problems (e.g. unsafe walls or ceilings)
• Electrical faults
• Hygiene issues (e.g. pests, drainage or sanitation problems)
• Excess cold and heat (e.g. heating failure or broken windows)
• Fire risks

For dangerous problems, social housing landlords will need to investigate and make the problem safe within 24 hours.

For serious but non-immediate risks, landlords must investigate within 10 working days, provide a written action summary within 3 working days, complete urgent safety work within 5 working days of the investigation, and begin longer-term repairs within 12 weeks.

Reaction to phase two of Awaab’s Law

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.”

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.”

Kate Henderson, chief executive of the National Housing Federation, said: “The safety of homes is housing associations’ top priority. We welcome the publication of this guidance, which gives housing associations more clarity over the next phase of Awaab’s Law and time to prepare for its implementation.

“We and our members have engaged with the government throughout the development of Awaab’s Law to ensure it achieves the best outcomes for residents and is deliverable for housing associations, and we will continue to work with the government on these important measures.”

Fix dangerous damp and mould

Phase One of Awaab’s Law has been in place since last year, requiring social housing landlords to address dangerous damp and mould within strict timeframes.

The government has confirmed that only hazards posing an immediate danger must be made safe within 24 hours.

Other serious issues will still need to be dealt with within set deadlines, but these will allow slightly longer timescales.