Social landlords will face strict investigation and repair deadlines for a wider range of hazards when the second phase of Awaab’s Law takes effect on 30 November.
The expanded rules will cover excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene.
Landlords will have to follow the same 24-hour, 10-working-day and five-working-day structure introduced for damp and mould during the first phase of the legislation.
The new government guidance gives housing providers just under four months to review their triage procedures, staff training, record-keeping and access to repair contractors.
INITIAL ASSESSMENT BECOMES CRITICAL
Whether a hazard is considered significant or an emergency will depend partly on the circumstances of the household affected.
Landlords will therefore need relevant information about factors such as respiratory conditions, mobility requirements and the ages of children when a problem is first reported.
George Edwards (main picture), Managing Director of damp and timber specialist Timberwise, says: “The same 24-hour, 10-day and five-day structure applies across every new hazard type, so nobody has to learn a second system.
“What’s changed is the breadth of what falls inside it. A broken banister, a boiler that failed in December, a smoke alarm that’s not working in an individual flat: these are now Awaab’s Law matters in exactly the way a mould-covered bedroom wall has been since last year.”
Edwards warns that an incorrect initial assessment could compromise every subsequent compliance deadline.
DAMP AND MOULD RULES TIGHTEN
Phase 2 does not reduce landlords’ existing responsibilities for dealing with damp and mould. Instead, it strengthens expectations that the underlying cause is resolved.
Following an investigation, landlords must begin—or demonstrate steps towards beginning—supplementary work intended to prevent the problem recurring within five working days.
Where specialist contractors or materials are unavailable, a 12-week absolute backstop applies.
Edwards says: “A dehumidifier and a mould wash are a temporary measure, not a resolution.”
He adds that determining whether the source is poor ventilation, thermal bridging, rising damp or another defect requires early diagnostic input and a clear written explanation to the tenant.
RECORDS COULD DETERMINE COMPLIANCE
The guidance includes worked timeline examples and a template for the written summary landlords must provide. Neither is compulsory, but both could become important reference points in Housing Ombudsman investigations or court proceedings.
Edwards concludes: “If your organisation built solid triage and record-keeping habits around damp and mould last year, you’re most of the way there.
“If those habits were still bedding in, this is the moment to fix that, because from 30 November the margin for getting the first call wrong gets a lot narrower.”
