Awaab’s Law was introduced in memory of two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his home. His parents had repeatedly raised concerns about the conditions they were living in, but the action needed to protect their family was not taken. Behind the legislation and its statutory timeframes is a devastating reminder of what can happen when risks within someone’s home are not properly understood or acted upon.
That context matters as Awaab’s Law enters its next phase. From 30 November 2026, Phase 2 will extend the requirements beyond damp and mould to significant hazards including excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene. Phase 3 will extend the legislation to the remaining Housing Health and Safety Rating System (HHSRS) hazards, with the exception of overcrowding, where they present a significant risk of harm.
For landlords, the significance goes beyond preparing for more hazards or meeting another set of statutory timescales. The phases point towards a broader expectation that landlords understand the condition of their homes, know where risks may exist and have the information and processes needed to act before those risks result in harm.
One of the clearest themes within the Phase 2 guidance is the importance of what landlords know about their homes and residents. The guidance refers to the knowledge a landlord “has, or reasonably ought to have” and stresses the need for accurate, up-to-date information. Stock condition data, maintenance and repair histories, previous investigations and information from residents can all help build that picture.
Condition surveys can help landlords identify deterioration, recurring defects and areas requiring investment before they develop into more serious problems. Long-term asset management plans can build on that evidence, helping landlords prioritise investment according to condition and risk rather than waiting until defects become urgent.
Awaab’s Law also looks beyond the immediate repair. The guidance requires supplementary preventative work, where necessary, “to prevent the hazard from recurring as far as possible”. This may require further investigation or more substantial remedial work to address the underlying cause. The visible problem inside a home may only be part of the story, and dealing with what is causing it can reduce the risk of residents facing the same issue again.
Importantly, Awaab’s Law means risk cannot be considered solely in terms of the physical condition of a property. The guidance describes a “person-centred approach”, where risk is assessed against the circumstances of the actual resident rather than a hypothetical occupier. Factors such as age, health, disability and mobility can therefore mean the same hazard presents a different level of risk from one household to another.
Good information about buildings needs to be supported by good information about residents and effective communication. Residents experience their homes every day and may see emerging problems before they are captured through a formal inspection programme. Clear ways to raise concerns, accessible communication and confidence that those concerns will be listened to can give landlords information they would otherwise not have.
Resident engagement therefore becomes an important part of understanding risk. It can help landlords build a more complete picture of what is happening within their homes, understand how a problem is affecting an individual resident and respond appropriately.
Although Awaab’s Law creates specific duties for social landlords, the emphasis on understanding risk and evidencing how it is managed will feel familiar elsewhere in building safety. For higher-risk buildings, Building Safety Cases similarly require those responsible to understand building safety risks, demonstrate how they are being managed and maintain the evidence supporting that approach.
The two regimes are different, but there is a common principle. A Building Safety Case should not only become a priority when it is called in for assessment. Its value comes from already having a clear understanding of the building and its risks. Similarly, condition data is most valuable when it informs future maintenance and investment, while an asset management plan is most effective when it helps anticipate what buildings will need before defects become urgent.
Awaab’s Law applies specifically to social housing, but this principle has wider relevance for Build-to-Rent operators, private landlords, freeholders and managing agents. The regulatory requirements may differ, but the underlying questions remain relevant. How well do you understand the condition of the homes and buildings you are responsible for? How good is the evidence behind your decisions? And how effectively can you identify and act on emerging risks?
At Innovus, we see Awaab’s Law as part of a wider expectation across residential property. Landlords need to know their buildings well enough to identify and manage risk before an issue becomes urgent.
Our work across building safety and compliance, building surveying, asset management and resident engagement gives us a broad view of how these responsibilities connect. Whether that means maintaining a robust Building Safety Case, understanding asset condition or planning investment for the longer term, the principle is the same - have the right information and evidence in place to make better decisions earlier.
With Phase 2 coming into force in November and further hazards to follow under Phase 3, now is the time for landlords to look beyond immediate compliance and consider where gaps may exist in their buildings, data and plans. If you are reviewing your own approach, our specialists can help you identify what needs attention and where to prioritise action.