What Phases 2 & 3 of Awaab’s Law Mean for Social Housing Teams

Since October 2025, Awaab’s Law has fundamentally changed how social landlords in England approach repairs. While the initial focus has rightly been on damp and mould, it is important to recognise that we are only at the beginning of a three-year transition.

Awaab’s Law is not a "one-off" damp and mould regulation. It is a phased journey that will eventually cover almost every serious health and safety hazard in a home.

For asset management, repairs, and housing teams, understanding the roadmap for 2026 and 2027 is vital for staying compliant and keeping residents safe.

Phase 1: Damp & Mould (October 2025)

Phase 1 introduced the first legal requirements for social landlords to act within specific timeframes. Currently, these rules apply to all emergency hazards and significant damp and mould.

To stay compliant, teams must follow a strict clock:

• Investigate potential significant hazards within 10 working days.
• Provide a written summary of findings within 3 working days of that investigation.
• Complete emergency repairs within 24 hours.
• Complete significant hazard works within 5 working days.
• Commence long-term works within 5 working days, or at least within 12 weeks.

Learn more about Awaab’s Law Phase One >>

Phase 2: Further Hazards Added to Stay Compliant (October 2026)

Coming into effect in October 2026, Phase 2 marks a major shift.

The strict timeframes established in Phase 1 will remain unchanged, but the range of hazards covered will expand significantly.

Beyond just damp and mould, Phase 2 will include various "significant" hazards that impact a tenant's health and safety. You can expect to see the following categories included:

• Excess Cold and Heat: Homes that are consistently too cold or lack proper ventilation during heatwaves.
• Serious Fall Risks: This includes failing handrails on stairs, unsafe balcony railings, or major trip hazards.
• Structural and Fire Safety: Issues like structural instability, electrical faults, or compromised fire doors.
• Hygiene and Sanitation: Serious problems with food safety, personal hygiene facilities, or water supply.

For a repairs team, this means a loose stair banister or a failing storage heater may soon carry the same legal urgency as a severe mould outbreak.

Need to get your repairs team ready? Contact our social housing team >>

Phase 3: No Hazards Left Out (October 2027)

By October 2027, Phase 3 will bring almost all remaining hazards under the Housing Health and Safety Rating System (HHSRS) into the scope of Awaab’s Law, with the exception of overcrowding.

This final phase turns Awaab’s Law into a whole-home safety framework. It will likely include hazards such as:

• Excessive noise and poor lighting.
• Security issues that put residents at risk.
• Other environmental factors that can seriously affect physical or mental health.

By this point, any issue classed as a "significant hazard" will be subject to the same 10-day investigation and 5-day repair deadlines.

Stay ahead of audits before all changes are introduced. Learn more >>

Who Will Feel the Impact?

These changes will ripple through every level of a social housing organisation. It is not just a task for the repairs department.

Practical Steps for Preparation

To move from reactive fixes to proactive compliance, organisations should consider three key areas:

1. Enhanced Triage Training

Staff need the confidence to distinguish between a routine repair and a "significant hazard." As Phase 2 approaches, training should expand to include fire safety, electrical risks, and structural issues.

2. Robust Record-Keeping

The Regulator and the Ombudsman will expect a clear digital paper trail. This includes the initial report, the 10-day investigation summary, and proof that works were completed on time.

3. Capacity and Skill Sets

Expanding the scope of the law may reveal gaps in your workforce. Some landlords may need to bring in more specialist damp and mould operatives, while others will require technical officers with deep HHSRS knowledge or planners who can handle complex scheduling.

Hiring Social Housing Maintenance Staff

We understand that regulatory shifts, such as Awaab’s Law, create immediate pressure on your workforce.

Whether you need temporary cover to clear a backlog or permanent specialists to lead your compliance strategy, we provide the high-calibre professionals required to keep your residents safe.

Our property services and social housing teams specialise in supplying:

• Specialist Trades: Damp and mould operatives, qualified electricians, gas engineers, and carpenters for rapid remedial works.
• Technical & Surveying: Damp and mould surveyors, HHSRS-qualified technical officers, and building safety managers.
• Front-line Housing: Experienced housing officers, neighbourhood managers, and complaints/resolution officers who understand the new legal landscape.
• Operations & Compliance: Repairs planners, scheduling coordinators, and health & safety managers to ensure your 10-day and 5-day targets are never missed.

If you are reviewing how ready your teams are for the 2026 and 2027 deadlines, we can help you find the right people to fill the gaps.

Contact our team >>

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