Awaab’s Law Expands in 2026: New Landlord Rules for Cold, Fire and Electrical Hazards

If you live in social housing and your landlord has been slow to act on a broken heating system, dangerous wiring, or a fire door that does not close properly, the next phase of Awaab’s Law matters to you. From October 2026, the rules are expected to expand beyond damp, mould and emergency hazards to cover a wider group of serious risks, including excess cold, excess heat, electrical hazards, fire risks, structural collapse, explosions, falls, and hygiene dangers.

For social tenants, this means serious hazards will increasingly be subject to firm legal timeframes. Social landlords who fail to comply may face complaints, court action and the possibility of a housing disrepair claims compensation claim where tenants have suffered because repairs were not dealt with properly.

Where This Law Came From

Awaab’s Law takes its name from Awaab Ishak, a 2-year-old boy who died in 2020 after prolonged exposure to mould in his family’s Rochdale housing association flat. His parents had reported the problem repeatedly. The coroner’s findings led to major changes in social housing law, with Awaab’s Law inserted into the Social Housing (Regulation) Act 2023.

Phase 1 came into force on 27 October 2025. It requires social landlords in England to act within set timescales for emergency hazards and significant damp and mould hazards. The guides on social housing disrepair claims and what tenants can expect from private landlords provide useful context on how this fits into the broader picture of tenant rights.

What Phase 2 Adds in 2026

The 2026 expansion brings more hazards into the Awaab’s Law framework. These hazards are drawn from the Housing Health and Safety Rating System, which is used to assess risks in homes.

Hazard categoryWhat this typically coversExcess coldFailed boilers, inadequate heating, poor insulation, broken windows or doorsExcess heatHomes that overheat because of poor ventilation or designElectrical hazardsDangerous wiring, faulty sockets, unsafe circuits or outdated electrical systemsFire hazardsDefective fire doors, inadequate alarms, blocked escape routes or unsafe common areasStructural collapse and explosionsUnsafe ceilings, walls, floors, gas-related risks and serious structural defectsFallsUnsafe stairs, damaged flooring, dangerous baths, loose handrails or unsafe communal areasHygiene and food safetySewage, waste, pests or conditions that create a serious health risk

The key point is that the hazard must present a significant risk of harm and must be something the landlord is responsible for fixing. The 2027 phase is expected to extend the framework to remaining HHSRS hazards, apart from overcrowding.

The Deadlines Your Social Landlord Must Meet

The core Awaab’s Law timeframes are strict. Once a social landlord becomes aware of a potential significant hazard, it must investigate within 10 working days. It must then provide a written summary of the investigation findings within 3 working days of the investigation ending.

If the investigation confirms a significant hazard, the landlord must carry out relevant safety work within 5 working days. If further preventative work is needed to stop the hazard coming back, the landlord must begin, or take steps to begin, that work within 5 working days. If work cannot physically start within that period, it must start as soon as possible and within 12 weeks.

Emergency hazards are treated more urgently. If there is an imminent risk of harm, the landlord must investigate and make the property safe as soon as reasonably practicable and within 24 hours.

If the home cannot be made safe within the required timescales, the landlord must arrange suitable alternative accommodation at its own expense.

The companion piece on electrical hazards in rented homes explains what counts as a dangerous installation, and the article on what happens when the council’s environmental health team steps in explains the parallel enforcement route.

A Realistic Example

Think about a tenant called Denise. She rents a housing association flat. The storage heater in her main bedroom has not worked properly for 2 winters. The flat becomes very cold at night, so she uses a plug-in heater from October to March, increasing her electricity bills. She has reported the fault several times but has been told only that it is “being looked at”.

Once the Phase 2 hazards are in force, excess cold will be treated as a serious hazard where it presents a significant risk of harm. The landlord will need to investigate within the legal timeframe, provide written findings, and carry out safety work if the hazard is confirmed. The guide on disrepair claims and vulnerable tenants is especially useful if you are elderly, have a health condition, or have young children in the property.

Who Is Covered Now, and Who Is Next

Awaab’s Law currently applies to social landlords in England, including councils and housing associations. It does not yet apply directly to private landlords.

That said, private tenants still have legal protection. The Homes (Fitness for Human Habitation) Act 2018 allows tenants to take action if a rented home is not fit to live in. Councils can also act where a private rented property has serious hazards under the HHSRS. The Renters’ Rights Act 2025 will extend Awaab’s Law to the private rented sector, but the exact implementation date remains subject to consultation.

So while the Awaab’s Law clock does not yet run against private landlords, cold homes, unsafe electrics, fire risks and sewage problems are still matters landlords must take seriously.

What You Can Do If Your Landlord Is Not Acting

Put the problem in writing, even if you have already reported it by phone. Keep a log of when you reported it, what was said, and whether anyone attended. Take photos or videos of the hazard and keep evidence of any damage to your belongings or effect on your health.

If your social landlord misses the legal timeframes, you can complain through the landlord’s complaints process and escalate to the Housing Ombudsman Service. You can also contact your local council’s environmental health team, especially where there is a serious risk to health or safety.

If the problem has caused harm, damaged your belongings, or affected your use of the home, you may also consider a housing disrepair no win no fee claim.

The articles on what to do when the same repair keeps being delayed, structural cracks and subsidence, communal area disrepair, kitchen and bathroom problems, leaking roofs and ceilings, and rent rebates and reduced use of rooms explain common fault types in more detail.

What Compensation Can Look Like

A successful disrepair claim can require the landlord to carry out repairs and compensate you for the period you lived with the hazard. The amount depends on how long the problem continued, how serious it was, whether your health was affected, whether belongings were damaged, and how much of your home you could not use properly.

The guide on how rent rebates and loss of amenity are calculated explains the approach, while disrepair and vulnerable tenants explains why vulnerability can make a claim more serious.

Frequently Asked Questions

Does Awaab’s Law apply to my private rented home?

Not yet directly. It currently applies to social housing in England. Private tenants can still use other routes, including the Homes (Fitness for Human Habitation) Act and council environmental health enforcement.

My social landlord says they will get round to it eventually. Is that enough?

No. Where Awaab’s Law applies, the landlord must meet the legal timeframes. “Eventually” is not enough.

What counts as an emergency hazard?

An emergency hazard is one that poses an imminent risk of harm, such as exposed live wiring, a serious gas leak, a dangerous structural failure, or a total heating failure in cold conditions affecting a vulnerable household.

Can my landlord evict me for complaining about disrepair?

Reporting a genuine hazard is your legal right. Section 21 no-fault evictions in the private rented sector were abolished from 1 May 2026 under the Renters’ Rights Act, strengthening protection for tenants.

Report It and Keep a Record

If any of these hazards describe your home, report it in writing and keep evidence. You can get advice by visiting the housing disrepair section of the blog, starting your claim online, or speaking directly to the team.

It is also worth reading about who Claim First are, checking the frequently asked questions, and looking at what previous clients have experienced. Tenant disrepair claims are handled on a no win, no fee basis, so the first step costs you nothing.