The three phases of Awaab's Law, the hazards in each, the status of the 2026 amending Regulations, and what changes on 30 November 2026.
Status of the 2026 amending Regulations
StatusNot yet in forcePhase 2
Phase 2 depends on the amending Regulations, which are not yet madeChecked 17 October 2026
The 2026 amending Regulations are published by GOV.UK as a consolidated text, but they have not been made. Parliamentary approval is incomplete: the House of Lords approved the draft on 14 October 2026 and the House of Commons has not yet approved it.
Draft affirmative procedure. The draft was laid before both Houses on 13 July 2026.
The House of Lords approved the instrument on 14 October 2026.
The House of Commons has not yet approved it. A Delegated Legislation Committee debate is listed for 19 October 2026 on the Parliament procedure browser.
legislation.gov.uk shows it as a draft statutory instrument, not as made, as at 17 October 2026.
GOV.UK has published the Regulations as they will have effect from 30 November 2026 and describes that date as subject to Parliamentary approval.
Until the Regulations are made, the Phase 2 text on this page, including the nine hazard paragraphs and the reasonable landlord test, is not settled.
Phase 1: emergency hazards and significant damp and mould27 October 2025
Since 27 October 2025, social landlords in England have had to meet Awaab's Law timescales for all emergency hazards (other than crowding and space) and for significant damp and mould hazards.
Emergency hazards cover every prescribed HHSRS hazard except a lack of adequate space for living and sleeping.
Significant hazards in this phase are those where the risk of harm is associated with exposure to damp, mould or fungal growths.
Regulation 21 sets 27 October 2025 as the relevant time for these two categories.
Phase 2: nine more significant hazards30 November 2026, subject to approval
If the amending Regulations are approved and made, the significant hazard duties extend from 30 November 2026 to excess cold, excess heat, domestic hygiene, the three falls hazards, fire and explosions, electrical hazards, and structural collapse and falling elements.
The Regulations name them by HHSRS Schedule 1 paragraph: 2, 3, 14A, 18A, 21, 22, 23, 23A and 29.
Excess cold (2), excess heat (3), domestic hygiene (14A), falls on the level (18A), falling on stairs etc. (21), falling between levels (22), electrical hazards (23), fire and explosions (23A), structural collapse and falling elements (29).
GOV.UK lists these as seven types: excess cold, excess heat, falls (which covers three paragraphs), structural collapse, fire and explosions, electrical hazards and domestic hygiene.
Fire hazards from a deficiency in the parts of a building regulated by the Fire Safety Order are excluded.
The amending Regulations are a draft. The House of Lords approved them on 14 October 2026 and House of Commons approval is outstanding. See the status item at the top of this tab. The version published on GOV.UK shows how the Regulations will have effect from 30 November 2026 if they are made.
Regulation 21(2) sets 30 November 2026 as the relevant time for these significant hazards. For damp and mould and for emergency hazards the relevant time remains 27 October 2025.
Phase 3: the remaining hazards2027, date not confirmed
Phase 3 will extend Awaab's Law to the remaining HHSRS hazards, excluding overcrowding. GOV.UK gives the year as 2027 and has not confirmed a date.
Ten hazards remain after Phase 2: flames and hot surfaces, collisions and entrapment, radiation, lead, indoor air pollutants, asbestos and manufactured mineral fibres, water supply, entry by intruders, noise and lighting.
Crowding and space is excluded from Awaab's Law.
The Phase 2 guidance says it will be updated to include the other hazards before Phase 3 comes into force.
The GOV.UK consultation on extending Awaab's Law to the private rented sector lists Phase 3 for social housing as 2027. No more precise date has been published in the sources checked.
The Renters' Rights Act 2025 gave the government powers to extend Awaab's Law to private rented tenancies. A consultation published on 9 October 2026 closes on 18 December 2026.
The consultation says the earliest feasible implementation date would be 2027.
Its impact assessment assumes phases in 2028, 2029 and 2030. These are planning assumptions.
The biggest near term date for compliance teams: nine more types of significant hazard come within the timescales, the Phase 2 guidance replaces the Phase 1 guidance, and the reasonable landlord test is set out in the Regulations.
All of this depends on the amending Regulations being approved by the House of Commons and made. See the status item at the top of this tab.
Significant hazard duties extend to the nine hazards in Phase 2. For a matter the landlord already knew about before 30 November 2026, regulation 21 triggers the duties when a concern about it is first reported after that date, or when the landlord becomes aware of a material change.
Phase 1 guidance stays in effect until 11.59pm on 29 November 2026. The Phase 2 guidance for landlords applies from 30 November 2026.
Under the amended Regulations, once made, a hazard is significant if a reasonable landlord, with the knowledge the landlord has or ought to have about the occupier's health and circumstances, would make it safe within 15 working days (but not within 24 hours). GOV.UK says this is a change from the previous version of the Regulations.
The hazards guidance was split out as a separate annex to support triage. It says to use it alongside the main guidance.
GOV.UK says guidance for tenants for Phase 2 will be published ahead of 30 November 2026.
17 October 2026: First version. Every item checked against its primary source on this date.
General information, not legal advice. Check the primary source before relying on any item, and take advice from a housing lawyer on your own position.
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