New Awaab’s Law rules mean quicker repairs for 4 million social housing tenants

Strict new rules coming into force on 30 November 2026 will give four million social housing tenants across the UK stronger legal rights to have serious property hazards dealt with much faster. The changes mark the second phase of Awaab’s Law, which was introduced following the tragic death of two-year-old Awaab Ishak in 2020 after living with dangerous damp and mould.

While the first phase of the law has required social housing landlords to fix dangerous damp and mould within firm timeframes since 27 October 2025, this latest update expands the law to cover seven additional hazard categories. You can read our coverage of the initial phase of proposals in our article, Social landlords must fix emergencies within 24 hours under Awaab’s law.

What hazards are covered under the new rules?

The expanded regulations are designed to protect tenants - particularly children, older people, and those with disabilities or health conditions - from a wider range of serious risks in the home. The seven new hazards covered under the law are:

• Electrical faults
• Risks of falling (such as unsafe stairs or broken balcony railings)
• Structural defects (such as unsafe walls or ceilings)
• Excess cold (including broken windows or heating failure)
• Excess heat
• Fire risks
• Hygiene and sanitation issues (including drainage problems or pest infestations)

What are the new legal repair deadlines?

The law sets out strict, legally binding timeframes that landlords must follow depending on the severity of the issue, as follows:

If a hazard poses an immediate danger

Landlords must act within 24 hours to investigate the problem and make the property safe.

If a hazard is serious but not immediately dangerous

Landlords are still required to act quickly and must adhere to the following framework:

• Investigate within 10 working days
• Provide a written summary to the tenant within 3 working days of the investigation explaining what is wrong and what action will be taken
• Carry out urgent safety work within 5 working days of the investigation, meaning the home must be made safe within 15 days or less
• Start longer-term repairs within 12 weeks

Note: If a landlord cannot complete the necessary safety works within these legal timeframes, they are legally required to provide suitable alternative accommodation at their expense.

Housing Secretary Steve Reed emphasised the significance of the legislation, stating: "Awaab’s Law sends a clear message that tenants’ health and safety can never be compromised. This action will mean dangers have to be dealt with quickly by law, protecting tenants’ rights to a safe and decent home."

Do all property problems have to be fixed within 24 hours?

No. The 24-hour limit only applies to issues that cause an immediate threat to your safety. Other serious hazards still have strict deadlines, but landlords are given slightly longer to investigate and carry out repairs.

Who decides how serious a hazard is?

Your landlord will make the initial assessment using a clear safety framework and must communicate their decision to you in writing. If you disagree with their assessment, you can challenge the decision and there is a clear step-by-step process you can follow to escalate your concerns:

• Internal complaints process - Start by raising a formal complaint through your landlord's official complaints procedure. Landlords are required to have a clear system in place for handling these disputes.
• Local council involvement - If the landlord does not resolve the issue, you can contact your local council's housing or environmental health department. They have the power to inspect the property independently and order the landlord to take action.
• The Housing Ombudsman - The Housing Ombudsman Service is a free, impartial service that investigates and resolves complaints between tenants and social landlords.
• Legal action - As a final resort, the new rules strengthen a tenant's right to take their landlord to court. This can force the landlord to carry out urgent repairs and potentially result in compensation for the tenant.

This escalation process is a central part of the new legislation. It is designed to ensure tenants are not left helpless if a landlord tries to avoid their responsibilities, giving you actionable ways to hold them accountable and keep your home safe.

What are the next steps?

The regulations for the second phase of Awaab’s Law were laid in Parliament on Monday, 13th July 2026, alongside new guidance published to help landlords prepare. The expansion is part of a broader government effort to improve conditions for tenants, which includes a major £39 billion programme to build more social and affordable homes, the newly introduced Social Housing Bill, and a £2 million Social Housing Innovation Fund aimed at elevating tenants' voices. A third and final phase of Awaab’s Law is planned for 2027, which will extend the rules to include all remaining hazards in the Housing Health and Safety Rating System (excluding overcrowding).

Gavin Smart, Chief Executive of the Chartered Institute of Housing (CIH), welcomed the collaborative approach, stating: "Extending Awaab's Law to these hazards is an important step towards safer, healthier homes, and we welcome the collaborative approach the government has taken. This is about more than compliance; it is a culture of listening to residents and acting on their concerns, and that is the change we want to help the sector deliver. CIH will support our members in delivering these duties and in continuing to feedback throughout the test-and-learn phase."