Awaab's Law GuideAwaab’s LawUK housing law, explained

Phase 2 · Due 30 November 2026, subject to Parliament

Awaab’s Law Phase 2 compliance tools and suppliers (30 Nov 2026)

For repair and compliance teams in social housing, and their contractors. What each hazard requires of the landlord, with the equipment and suppliers that fit it.

Phase 2 of Awaab’s Law is due to come into force on 30 November 2026, subject to Parliament approving the amending regulations. It brings seven more hazard groups into the significant-hazard deadlines that have applied to damp and mould since 27 October 2025. Emergency hazards of every kind except overcrowding are already covered.

The hazards

The clock is the same for every hazard on this page. Investigate within 10 working days, starting the day after you become aware. Send the tenant a written summary within 3 working days of the investigation ending, and complete the relevant safety work within 5 working days. Where the risk is an emergency, investigate and make the home safe within 24 hours. The Phase 2 guide covers the law, and the deadline calculator works out the dates.

The examples in each section come from the Government’s Phase 2 guidance on triaging hazards.

Equipment helps you find a hazard and record what you found. Compliance comes from doing the investigation and the work within the deadlines, and writing to the tenant.

How this page is put together

Equipment links go to Amazon UK and are affiliate links: we may earn a commission on a purchase, at no extra cost to you. Software and services are listed alphabetically, with one factual line taken from each company’s own website, and are not ranked or endorsed. Their links are plain links and earn us nothing. A section may also carry one featured listing, which is paid for and always labelled “Sponsored”.

Damp and mould

What the landlord must do

In force since 27 October 2025. A damp and mould report starts the clock: investigate within 10 working days, send the written summary within 3 working days, and finish the safety work within 5 working days of the investigation ending.

Find the cause as well as the surface growth: a leak, a failed extractor fan, a cold bridge or missing insulation. Government guidance says it is unacceptable for a social landlord to assume damp and mould is caused by the tenant's lifestyle.

Equipment

The full list, including PIV units and dehumidifiers, is on the damp and mould equipment page.

Software and services

  • Aico HomeLINK

    Aico's connected-home devices and analytics, with a case management platform for damp and mould.

    aico.co.uk/homelink

  • Switchee

    Smart thermostat and in-home sensor data platform for social housing providers.

    switchee.com

Back to the hazards

Excess cold

What the landlord must do

From 30 November 2026, subject to Parliament, a significant excess cold hazard gets the same deadlines. That includes a home that cannot be kept warm because of a defective heating system or poor insulation.

Government guidance gives a complete loss of heating in colder weather as an emergency example: investigate and make safe within 24 hours, for instance with temporary heaters while the boiler is fixed. Landlords are not responsible for a tenant's energy costs.

Equipment

Software and services

  • Switchee

    Smart thermostat and in-home sensor data platform for social housing providers.

    switchee.com

Back to the hazards

Excess heat

What the landlord must do

From 30 November 2026, subject to Parliament, a home that overheats because of a defect joins the same deadlines. Overheating caused only by hot weather outside is out of scope, but a defect that makes it worse, such as a window that cannot be opened, is not.

Temperatures logged over several days help show whether the building is the cause.

Equipment

Software and services

  • Switchee

    Smart thermostat and in-home sensor data platform for social housing providers.

    switchee.com

Back to the hazards

Falls

What the landlord must do

From 30 November 2026, subject to Parliament, falls on the level, on stairs and between levels are in scope, including falls in baths and showers. Expect reports about handrails, balustrades, uneven floors and unguarded windows.

Broken balcony railings are one of the Government's emergency examples. Slips and trips from everyday activity that no defect made worse are out of scope.

Equipment

Software and services

No specialist service is listed for this hazard. Log and track these reports in your repairs system; see across every hazard.

Back to the hazards

Structural collapse and falling elements

What the landlord must do

From 30 November 2026, subject to Parliament, the risk of the building or part of it collapsing is in scope, for example large sections of ceiling plaster, or rotten floors or damaged balconies at risk of giving way.

Large cracks that appear suddenly or worsen quickly, leaning walls and displaced roof tiles, chimneys or brickwork are emergency examples. Superficial cracking in render is out of scope.

Equipment

Software and services

No specialist service is listed for this hazard. Log and track these reports in your repairs system; see across every hazard.

Back to the hazards

Fire and explosions

What the landlord must do

From 30 November 2026, subject to Parliament, fire and explosion hazards inside the home are in scope. Government guidance expects most to be emergencies, such as fire detection or alarms that are missing or failing. The risk of a gas explosion is always an emergency.

Fire hazards in the common parts, structure and external walls of a block of flats are excluded; those stay with the building's Responsible Person under fire safety law.

Equipment

Software and services

  • BAFE

    Independent register of third-party certificated fire safety companies, searchable online.

    bafe.org.uk

Back to the hazards

Electrical hazards

What the landlord must do

From 30 November 2026, subject to Parliament, electrical hazards that are part of the building are in scope. Exposed live parts, damaged sockets and defective electrical equipment are the Government's emergency examples.

The guidance expects the investigator to be a qualified electrician. Testers help a first visit triage a report; they do not replace that inspection. Tenants' own appliances are out of scope.

Equipment

Software and services

  • NAPIT

    Government-approved certification body and trade association for building services, with an online member search.

    search.napit.org.uk

  • NICEIC

    Certification body for electrical contracting businesses, with a search to find a registered contractor.

    niceic.com/find-a-tradesperson

Back to the hazards

Domestic and personal hygiene, food safety and pests

What the landlord must do

From 30 November 2026, subject to Parliament, domestic hygiene (including pests and refuse), personal hygiene, sanitation and drainage, and food safety are in scope.

Ongoing pests linked to building defects or poor refuse storage are a significant example. A serious infestation that threatens health, an escape of raw sewage, or losing the use of a toilet or washing facilities are emergency examples.

Equipment

Software and services

  • British Pest Control Association (BPCA)

    Association whose members are pest control companies. Its site has a Find a Pest Controller search.

    bpca.org.uk

Back to the hazards

Across every hazard: repairs and housing systems

Phase 2 means more reports to log and track against the clock. These systems manage repairs and housing records whatever the hazard. They are listed alphabetically, so check each against your own requirements.

  • Civica

    Cx Housing: housing management software for social housing providers that links customer and property data.

    civica.com

  • Fixflo

    Repairs and maintenance management software, from the tenant's repair report to planned maintenance.

    fixflo.com

  • Joblogic

    Cloud field service management software for UK trades, covering jobs, engineers, assets, quotes and invoices.

    joblogic.com

  • MRI Software

    Housing management software for housing associations and local authorities, including repairs and assets.

    mrisoftware.com

  • Plentific

    Property operations platform for housing providers and contractors, covering work orders and contractor management.

    plentific.com

  • Simpro

    Field service management software for trade businesses.

    simprogroup.com

Suppliers: enquire about featured listings. A featured listing is labelled “Sponsored” and sits below the neutral listings in one hazard section.

Disclosure: links to Amazon on this page are affiliate links, and we earn a commission on qualifying purchases. Any listing marked “Sponsored” is paid for. Neither changes what this page says about the law or which suppliers it lists.

Awaab's Law deadlines at a glance

Emergency
24 hours
Investigation
10 working days
Preventative work
begin in 5 working days

The pack

Phase 2 Extension Pack

Expanded hazard triage for the seven Phase 2 hazard groups, a Phase 2 inspection record, the deadline timeline with worked examples, and a readiness checklist. Instant PDF download.

£24.9943 pages. One-time payment.
Get the Phase 2 Pack

Free Deadline Calculator

Enter the report date and get every statutory deadline that follows from it.

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