Awaab’s Law has already transformed how social housing landlords respond to damp, mould and emergency hazards. However, the legislation is set to expand significantly when Phase 2 comes into force on 30 November 2026, bringing a wider range of property hazards under mandatory response and repair timescales.
For housing associations, local authorities and social landlords, understanding the next phase of the legislation is essential to maintaining compliance and protecting tenants. In this guide, we’ll explain what is Awaab’s Law, what changes in November 2026, and how Metro Plumb can support landlords in meeting their obligations.
What Is Awaab’s Law?
If you’re wondering what Awaab’s Law is, it is legislation introduced following the tragic death of two-year-old Awaab Ishak, who died as a result of prolonged exposure to mould in his family’s social housing property.
The law places legally enforceable duties on social housing landlords to investigate, respond to and remediate housing hazards within strict timescales. The first phase, introduced in October 2025, focused on damp and mould hazards, as well as emergency health and safety risks.
The aim is simple: ensure tenants live in safe, healthy homes and prevent landlords from delaying action when serious issues are reported.
What Changes in Phase 2?
From 30 November 2026, Awaab’s Law will extend beyond damp and mould to include several additional housing hazards where they present a significant risk to tenants. These include:
- Excess cold
- Excess heat
- Falls on the level, stairs and between levels
- Structural collapse and falling elements
- Fire and explosion risks
- Electrical hazards
- Domestic hygiene hazards, including sanitation and food safety concerns
Under the legislation, landlords will be required to investigate reported hazards and take appropriate action within prescribed timescales, helping to ensure issues are addressed before they pose a serious threat to residents’ health and safety.
Why Plumbing Issues Matter Under Awaab’s Law
While Awaab’s Law is often associated with damp and mould, many of the hazards covered by the legislation can stem from underlying plumbing defects.
Common examples include:
- Leaking pipes causing damp and mould growth
- Faulty water systems creating hygiene concerns
- Overflowing toilets or drainage issues affecting sanitation
- Water ingress damaging property structures
- Plumbing failures contributing to unsafe living conditions
For housing providers, identifying and resolving the root cause of these issues quickly is essential for both tenant wellbeing and regulatory compliance.
Does Awaab’s Law Apply to Private Landlords?
A common question is: does Awaab’s Law apply to private landlords?
Currently, Awaab’s Law applies specifically to social housing landlords in England. However, the Government has indicated its intention to strengthen standards across the wider rented sector, and many of the principles behind Awaab’s Law align closely with existing obligations placed on private landlords under housing and health and safety legislation.
Regardless of the legal requirements, all landlords have a duty to provide safe and habitable accommodation for tenants.
How Metro Plumb Can Help Housing Providers Prepare
With Phase 2 expanding the scope of Awaab’s Law, many social housing providers are reviewing maintenance processes and contractor arrangements to ensure they can respond within required timescales.
Metro Plumb supports housing associations, councils and property managers with:
When leaks occur, swift action is essential to minimise disruption and prevent hazards from escalating. Metro Plumb delivers rapid-response plumbing repairs, from burst pipes and leaking fixtures to more complex faults affecting multiple properties. See how we helped resolve a challenging inter-property leak issue with minimal disruption to residents.
Leak Detection ServicesUsing specialist leak detection equipment, we can locate hidden leaks before they cause significant damage, damp or mould growth. In one recent job, our engineers successfully identified a concealed leak that had been causing ongoing property issues, enabling repairs to be completed quickly and helping prevent further deterioration. Read our case study on specialist leak detection services.
- Water Ingress Investigations
Leaks from pipework, appliances or neighbouring properties can quickly lead to damp, mould and wider property damage if left unresolved. Our engineers can investigate the source of water ingress and recommend appropriate remedial action. See how our team used advanced leak detection techniques to identify and resolve a ceiling leak before it caused further issues.
- Planned Preventative Maintenance
Regular inspections and maintenance help reduce the likelihood of compliance issues arising in the first place.
- Detailed Reporting
We provide clear documentation and reporting to support landlords’ compliance and maintenance records.
Preparing for November 2026
The expansion of Awaab’s Law means social housing providers can no longer focus solely on damp and mould. A broader range of hazards will soon be subject to mandatory response requirements, making proactive maintenance more important than ever.
By reviewing your maintenance strategy now and partnering with trusted contractors, you can help ensure compliance, protect tenants and reduce the risk of costly enforcement action.
Need Support?
Metro Plumb works with housing associations, local authorities and property managers across the UK, delivering rapid-response plumbing services, leak detection and preventative maintenance solutions.
If you’re preparing for Phase 2 of Awaab’s Law and would like to discuss how we can support your compliance strategy, get in touch with our team today.
Call Metro Plumb on 0800 415 514.