The second phase of Awaab's Law, which mandates strict new timeframes for social landlords to address damp and mould hazards, is set to be implemented, with the government confirming that landlords will face severe consequences for non-compliance. The legislation, named after two-year-old Awaab Ishak who died from a respiratory condition caused by mould in his family's Rochdale flat, is being rolled out in two phases to give landlords time to adapt to the new requirements.
What Does Phase 2 Introduce?
Phase 2, which comes into force on 1 October 2025, expands the initial requirements of Phase 1 (which started on 1 October 2024) by covering all emergency and non-emergency repairs, not just those related to damp and mould. Under the new rules, social landlords must begin emergency repairs within 24 hours and complete them within 5 days, while non-emergency repairs must be started within 5 days and completed within 20 days. For repairs that pose a significant risk to health and safety, landlords have 48 hours to start and 10 days to complete them.
Additionally, landlords must carry out an annual check on all homes to ensure they are free from hazards, and they must provide a "repairs and maintenance policy" to tenants, outlining how they will meet their obligations. The government has also announced that it will introduce "Ofsted-style" inspections for social landlords, with the Regulator of Social Housing gaining new powers to enter homes and inspect them directly, rather than relying on self-reporting.
What Are the Penalties for Non-Compliance?
Landlords who fail to meet the new deadlines will face severe penalties, including unlimited fines, being banned from operating as social landlords, and being ordered to pay compensation to tenants. The government is also considering extending Awaab's Law to the private rented sector in the future, although no timeline has been confirmed.
According to the government, the measures are designed to "drive up standards" and "ensure that every tenant has a safe, decent home." In a statement, Housing Minister Rachel Maclean said: "Awaab's Law is a landmark piece of legislation that will ensure no family has to suffer the tragedy that Awaab's family endured. These new requirements will hold landlords to account and force them to fix problems quickly."
How Should Landlords Prepare?
Landlords are advised to review their current repair processes and ensure they have systems in place to meet the new deadlines. This includes:
- Conducting a full audit of existing properties to identify any damp, mould, or other hazards.
- Implementing a digital system to track repair requests and monitor compliance with the new timeframes.
- Training staff on the new requirements and ensuring that tenants are informed of their rights under Awaab's Law.
- Reviewing and updating their repairs and maintenance policy, which must be provided to tenants by 1 October 2025.
The government has also published guidance for landlords, which outlines the specific steps they need to take to comply with the legislation. Landlords are encouraged to seek legal advice if they are unsure about their obligations.
What Does This Mean for Tenants?
For tenants, Awaab's Law provides a clear set of rights and a mechanism to hold landlords accountable. If a landlord fails to meet the deadlines, tenants can report them to the Housing Ombudsman, who can order the landlord to take action. The new powers for the Regulator of Social Housing also mean that landlords can be inspected at any time, without prior notice, which is intended to deter non-compliance.
In addition to the legal requirements, the government has allocated £1.5 billion to improve social housing conditions and has committed to investing £2.5 billion in the Decent Homes Programme. This funding is intended to help landlords make necessary improvements and to support the implementation of Awaab's Law.
What Are the Next Steps?
The government has indicated that it will continue to monitor the implementation of Awaab's Law and may introduce further changes in the future. The extension to the private rented sector is under consideration, and the government is also looking at ways to simplify the process for tenants to report issues and seek redress.
In the meantime, landlords are urged to act now to ensure they are ready for Phase 2. The deadline of 1 October 2025 may seem distant, but the scale of the changes required means that early preparation is essential. As the Housing Minister emphasised, "The time for excuses is over. Landlords must step up and deliver the safe, decent homes that tenants deserve."
