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Phase 2 readiness

Phase 2 is not just “more hazards”. It is a volume, routing and assurance problem. More teams, more defect types and more judgement calls come under statutory pressure.

What changes

GOV.UK guidance describes a phased approach: Phase 1 covers damp and mould hazards presenting significant risk and emergency hazards. The 2026 extension is intended to bring further significant HHSRS hazards into scope, with remaining HHSRS hazards following in 2027, excluding overcrowding. GOV.UK: Awaab’s Law timeframes for repairs in the social rented sector GOV.UK: Housing Health and Safety Rating System operating guidance

Hazard groups to prepare for

Thermal safety

Excess cold and excess heat require links between resident vulnerability, heating, insulation, fuel poverty, ventilation, retrofit and emergency response.

Falls and structure

Falls, structural collapse and falling elements demand clearer survey, inspection and make-safe pathways.

Fire, electrical and explosions

These hazards have obvious safety urgency but may sit across repairs, compliance, contractors and emergency response teams.

Hygiene and food safety

Domestic hygiene, pests, refuse, sanitation, drainage and food safety can involve housing management as well as repairs.

Operational impact

The main impact is not legal theory; it is routing. Reports that previously sat in repairs queues, complaint notes, neighbourhood visits or contractor observations may need faster hazard classification, written updates and evidence retention.

90-day readiness plan

  1. Map hazards to teams. Decide who owns triage, inspection, make safe and communication for each hazard group.
  2. Review case data. Identify whether current systems can capture hazard type, vulnerability, deadline, written summary and closure evidence.
  3. Train front-line routes. Contact centre, repairs planners, surveyors, contractors, tenancy teams and out-of-hours providers need the same classification logic.
  4. Stress-test board reporting. Show serious cases, breaches, repeat cases and evidence quality.
  5. Review technology options. Sensors may be relevant for thermal comfort, damp risk, leaks and ventilation, but only as part of response workflow.

Sources and further reading

  1. GOV.UK: Awaab’s Law timeframes for repairs in the social rented sector

    Official phased duties, timescales and environmental monitoring comments.

  2. GOV.UK: Housing Health and Safety Rating System operating guidance

    Updated HHSRS operating guidance.

  3. Homeless Link: Awaab’s Law and homelessness accommodation

    Sector explanation for homelessness services and phase timing.

  4. GOV.UK: Damp and mould — understanding and addressing health risks

    Health risks and landlord action guidance.