What Comes After 2025

According to guidance from Sharpe Pritchard, Phase 2 of Awaab’s Law will expand enforcement to include a wider range of Category 1 hazards beyond damp and mould. These include risks such as fire, extreme cold or heat, electrical faults, hygiene and sanitation hazards, and structural failures. Social landlords will be expected to respond within timeframes similar to those introduced in Phase 1, which already mandate responses to damp and mould hazards within 24 hours for emergencies and within five working days for significant issues.

Phase 3 and Full Hazard Coverage

By 2027, Phase 3 of Awaab’s Law is expected to bring nearly all hazards covered under the Housing Health and Safety Rating System (HHSRS) into legal scope. The only major exception is likely to be overcrowding. This means social landlords could be held legally responsible for risks such as inadequate heating, trip hazards, faulty water supply, carbon monoxide exposure, and unsafe entry systems. The Housing Ombudsman has confirmed this timeline, urging providers to take proactive steps now.

Enforcement and Regulation

During the transition to full coverage, existing legal responsibilities under the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018, and the Housing Act 2004 remain fully enforceable. However, Awaab’s Law will soon overlay a new, faster-moving framework on top. As noted by Local Government Lawyer, enforcement powers will be shared across local authorities, courts, and the Regulator of Social Housing, with increasing visibility and accountability for landlords who fail to act quickly.

How to Prepare for What’s Next

To meet the demands of Phases 2 and 3, landlords need to go beyond minimum compliance. Begin by auditing the full range of hazards across your stock and mapping where specific property types or locations are at greater risk. Use this insight to prioritise capital improvement plans, such as upgrades to insulation, heating, and fire safety. Internal reporting systems should be adapted to log a wider range of hazard types, and triage teams must be trained to act with urgency. According to a detailed summary from CIH, the sector should also expect draft regulations to evolve rapidly based on feedback and early enforcement trends.

Conclusion

Awaab’s Law is not a one-time change. It’s a long-term shift in how the sector addresses tenant safety, property standards and landlord accountability. By 2027, the scope will extend far beyond damp and mould, touching nearly every aspect of the homes people live in. The best providers will not wait to be forced — they will lead. For those that prepare now, the transition will be smoother, safer, and smarter.