From 30 November 2026, Phase 2 of Awaab’s Law will extend the requirements placed on social landlords in England to seven additional hazards, including fire and explosions, electrical hazards, falls, structural collapse, excess cold, excess heat and domestic hygiene.
For fire safety, the new requirements set clear expectations around how landlords respond when a potential hazard is reported.
What does Awaab’s Law require?
When a social landlord becomes aware of a potential hazard covered by Awaab’s Law, it must assess the circumstances and determine whether it is an emergency or significant hazard.
Where an emergency hazard is identified, the landlord must investigate and, where necessary, complete relevant safety work within 24 hours of becoming aware of the hazard.
For a significant hazard, the standard investigation period is 10 working days. The landlord must then provide the tenant with a written summary within three working days and complete relevant safety work within five working days of the investigation ending.
The regulations also require landlords to take steps to prevent hazards from recurring and keep tenants informed throughout the process.
Fire safety systems
Most fire hazards reported under Awaab’s Law are expected to be treated as emergency hazards because of the risk they can present to tenants.
This includes defective or absent fire detection and alarm systems within a home.
A reported fault therefore needs to reach the appropriate team quickly, be assessed against the circumstances and risk, and result in any necessary remedial action within the applicable timeframe.
These arrangements also need to work outside normal working hours. A report received during an evening, or weekend still needs to be assessed according to the level of risk it presents.
Preparing for Phase 2
Ahead of the changes, social landlords should review how fire safety issues are reported, triaged and escalated across their properties.
This includes checking tenants know how to highlight problems, reports reach the appropriate team and out of hours arrangements provide an effective route for dealing with potential hazards.
Awaab’s Law also sits alongside existing fire safety responsibilities, so landlords will continue to comply to fire safety, housing and health and safety legislation.
Amthal Group Companies supports social landlords with the ongoing maintenance of fire detection and alarm systems, helping them meet their fire safety obligations and maintain the protection these systems provide to residents.