Awaab's Law applies to social housing in England. It sets maximum times for social landlords to investigate potential emergency and significant hazards, communicate findings and carry out required safety work.
This guide separates the rules currently in force from the Phase 2 expansion due in November 2026. It also explains how a clear property inspection record can support prompt decisions. It is general operational information, not legal advice or a Parkside guarantee of compliance.
What applies now: Phase 1
Phase 1 came into force on 27 October 2025. It covers all potential emergency hazards and damp and mould hazards that may present a significant risk of harm in social housing in England.
The current maximum statutory timeframes include:
- Potential emergency hazards: investigate and, if an emergency hazard is identified, complete relevant safety work as soon as reasonably practicable; both must be completed within 24 hours of the landlord becoming aware.
- Potential significant hazards: investigate within 10 working days of becoming aware.
- Written summary: give the tenant a written summary of the investigation findings within three working days after the investigation concludes.
- Relevant safety work: where a significant hazard is identified, complete the relevant safety work within five working days after the investigation concludes.
- Supplementary preventative work: begin, or take steps to begin, work required to prevent recurrence within five working days after the investigation concludes. If those steps cannot be taken within five working days, take them as soon as reasonably practicable; physical work must start within 12 weeks.
- Alternative accommodation: secure suitable alternative accommodation at the landlord's expense if relevant safety work cannot be completed within the required period.
These are maximum periods, not recommended service targets. The facts, the occupants' circumstances and other legal duties may require faster action.
What changes on 30 November 2026
Phase 2 keeps significant damp and mould within scope and extends the significant-hazard requirements to a wider group of Housing Health and Safety Rating System hazards:
- Excess cold and excess heat.
- Falls on the level, on stairs and between levels.
- Structural collapse.
- Fire and explosions.
- Electrical hazards.
- Domestic and personal hygiene and food safety hazards.
A report described simply as “mould in a bedroom” can therefore require a wider risk check. A leak may also affect electrical fittings or ceilings; failed heating may increase excess-cold risk and worsen condensation; a defective bathroom floor may combine water ingress, hygiene and fall concerns.
A practical response sequence
- Record awareness. Keep the notification time, address, affected rooms, reported symptoms, photographs, previous complaints, previous repairs and relevant household circumstances.
- Triage immediate danger. Ask about active leaks, water near electrics, unstable ceilings or structures, fire risk, failed heating, loss of essential facilities and vulnerable occupants. Triage decides urgency; it is not a remote technical diagnosis.
- Investigate plausible causes. Consider accessible building fabric, rainwater disposal, plumbing, ventilation, heating, external levels, cold surfaces, previous work and moisture distribution. Record inaccessible and concealed areas.
- Make the landlord's risk decision. An inspector can provide observations, measurements, likely causes, limitations and recommendations. The social landlord remains responsible for its legal categorisation and duties.
- Explain findings and action. The written summary should be clear about what was inspected, what was found, further investigation, safety work, expected timing and what the tenant should do if conditions worsen.
- Make safe, repair the cause and verify. Cleaning alone is not a durable repair if a leak, heating failure, ventilation defect or cold-surface problem remains. Keep work orders, photographs, dates and tenant communications, and reinspect where appropriate.
What an evidence-led inspection should record
A proportionate damp and mould inspection may record construction type, heating and ventilation arrangements, affected rooms, visible mould and staining, temperature and humidity observations, accessible external defects, moisture distribution and relevant timber conditions. Electronic moisture readings are evidence to interpret in context, not a diagnosis by themselves.
The report should identify likely causal pathways, reasonable alternatives, safety indicators and access limitations. It should separate immediate safety measures, repairs addressing the cause, and drying, cleaning, reinstatement or follow-up work. Where opening-up or another specialist is needed, that should be stated clearly.
Parkside's role
Parkside Surveyors can agree a factual damp, mould or property-condition inspection scope for landlords, agents and housing providers across Dorset, Hampshire and Wiltshire. The report does not make the landlord's legal decision, determine liability, provide legal advice or guarantee compliance.
If suitable remedial work falls within scope, Parkside Construction can prepare a separate written quotation after diagnosis or inspection. There is no obligation to use Parkside Construction after a Parkside Surveyors inspection.
For an individual or portfolio enquiry, provide the property addresses, reported hazards, notification dates, affected rooms, occupancy information, access arrangements and the deadline your organisation is working to. Review Parkside's housing compliance inspection service or ask about an inspection scope.
Official sources
- GOV.UK: Awaab's Law in the social rented sector — current phase dates, hazards and response requirements.
- GOV.UK: Phase 2 guidance for social housing landlords — published 13 July 2026 and applicable from 30 November 2026.
- GOV.UK: Phase 1 guidance for social landlords — the current guidance before Phase 2 begins.
Government guidance itself says its application is fact-specific and is not an authoritative interpretation of the law. Social landlords should refer to the regulations and obtain legal advice where obligations are unclear or disputed.