Phase 1
27 Oct 2025
Significant damp and mould hazards, plus emergency hazards across the prescribed hazard categories (excluding overcrowding).
EnglandPhase 1 in force
Official sources checked . Review due — check the original sources before relying on this status.
Current position
Phase 2
30 Nov 2026
Intended expansion to significant excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic/personal hygiene and food safety.
Phase 3
Further expansion to remaining HHSRS hazards, except overcrowding. Do not treat a policy timetable as a commenced duty.
Official references
Who is covered?
Relevant social tenancies let by registered providers, including councils and housing associations. Not a blanket rule for all rented homes.
Licences, long leases and shared ownership are not automatically covered by this social-tenancy regime. Private-rental reforms and other repair duties need separate checks.
Official references
- MHCLG — Awaab’s Law in the social rented sector Source record
- UK legislation — Hazards in Social Housing Regulations 2025 — SI 2025/1042 Source record
- UK legislation — Landlord and Tenant Act 1985 — section 10A Source record
- MHCLG — Phase 1: guidance for social landlords Source record
- MHCLG — Phase 2: guidance for social landlords Source record
- UK Parliament — Phase 2 amendment regulations — parliamentary tracker Source record
Response stages—not a universal countdown
Read each trigger and the full official qualifications. A working-day investigation, repair commencement and repair completion are different requirements.
Emergency hazards
As soon as reasonably practicable; investigation and relevant safety work both within 24 hours of awareness.
Potential significant damp/mould
Investigation within 10 working days of awareness.
Investigation summary
Provide within 3 working days of the investigation concluding, subject to the Regulations’ exceptions.
Significant hazard: safety work
Within 5 working days of the investigation concluding.
Prevent recurrence
Begin or take steps to begin within 5 working days; physical start as soon as reasonably practicable and within 12 weeks. Complete within a reasonable period.
Alternative accommodation
Secure suitable accommodation at the landlord’s expense when the relevant safety work cannot be completed within the required timeframe.
For residents
Report the problem to your landlord, explain any immediate danger and household needs, and keep the report reference. Continue urgent reporting while using the landlord’s complaints process. Housing Ombudsman guidance and independent housing advice can help with escalation.
Official references
Key dates
Phase 1 commenced
In forcePhase 2 draft laid; guidance published
DraftLords Grand Committee debate scheduled
Parliamentary businessIntended Phase 2 commencement
Subject to approval
Future dates are scheduled or intended unless the official source confirms commencement.
Official references
- MHCLG — Awaab’s Law in the social rented sector Source record
- UK legislation — Hazards in Social Housing Regulations 2025 — SI 2025/1042 Source record
- UK legislation — Landlord and Tenant Act 1985 — section 10A Source record
- MHCLG — Phase 1: guidance for social landlords Source record
- MHCLG — Phase 2: guidance for social landlords Source record
- UK Parliament — Phase 2 amendment regulations — parliamentary tracker Source record
Forthcoming changes
Phase 2 approval and making; intended 30 November commencement; Phase 2 tenant guidance.
Check the original publications
Official references
All England source records- MHCLG — Awaab’s Law in the social rented sector Source record
- UK legislation — Hazards in Social Housing Regulations 2025 — SI 2025/1042 Source record
- UK legislation — Landlord and Tenant Act 1985 — section 10A Source record
- MHCLG — Phase 1: guidance for social landlords Source record
- MHCLG — Phase 2: guidance for social landlords Source record
- UK Parliament — Phase 2 amendment regulations — parliamentary tracker Source record
More perspectives
National Housing Federation
Awaab’s Law: preparing for phase 2
NHF’s event listing introduces Phase 1 lessons and Phase 2 preparation. The webinar recording is available to members.
EnglandRead summary
The Guardian
Awaab’s law is not working, say social housing tenants stuck in mouldy homes
Resident complaints, enforcement concerns and Clarion’s response feature.
EnglandRead at The Guardian