Awaab’s Law and the new Decent Homes Standard: what boards need to know now

What has changed

Awaab’s Law came into force for social landlords in England on 27 October 2025. It sets legal deadlines for dealing with hazards: potential emergency hazards must be investigated within 24 hours of awareness and, where confirmed, made safe within that same period. Potential significant hazards in scope must be investigated within 10 working days. Where a significant hazard is confirmed, relevant safety work must be completed within 5 working days of the investigation concluding. A written summary is normally due within 3 working days, subject to the exceptions in the guidance. The first phase covered emergency hazards and significant damp and mould.

From 30 November 2026, Phase 2 extends the same timescales to seven further hazard categories: excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic and personal hygiene and food safety. Phase 3 is planned to bring in the remaining hazards except overcrowding; the Phase 2 guidance does not specify its commencement date.

Alongside this, in January 2026 the government confirmed a new, modernised Decent Homes Standard. It will apply to both social and private rented homes from 2035 and prioritises safety, decency and warmth. The government’s energy-efficiency policy sets earlier milestones for social homes: EPC C or equivalent against one reformed metric by 1 April 2030, then a second metric by 1 April 2039, with transitional arrangements and exemptions. Existing safety and decency duties continue in the meantime.

Who it affects

Social landlords in England, including housing associations and councils. ALMOs and repairs contractors need processes that support compliance; legal responsibility remains with the landlord. Private landlords come within the new Decent Homes Standard from 2035.

What boards should do now

• Know your homes. Up-to-date stock condition data is the foundation. A 24-hour deadline cannot be met on a home you know little about.
• Test the process end to end. From first report to inspection, written summary and completed works — including out-of-hours cover and contractor response.
• Map the Phase 2 hazards to repair codes and contracts. Check that contractors can meet the timescales and that contracts and KPIs reflect them.
• Plan for alternative accommodation where works cannot be completed safely within the deadlines.
• Build the 2035 investment plan now. Model the cost of the new standard and the 2030 and 2039 energy milestones alongside building safety and new supply.
• Ask for assurance, not reassurance. Board reports should show evidence — response times, overdue cases, repeat reports and alternative accommodation — not just narrative.

My view

Awaab’s Law changes the question from “do we have a policy?” to “can we prove we acted in time?”. That is as much an assurance and scrutiny question for boards as an operational one for repairs teams. Landlords that combine good stock data, disciplined contract management and honest board reporting will cope well as Phases 2 and 3 widen the net; those relying on reactive repairs will struggle. And while 2035 feels distant, the investment decisions needed to meet the new Decent Homes Standard are being made now.

Sources: GOV.UK — Awaab’s Law Phase 2 guidance (July 2026) · MHCLG — New Decent Homes Standard policy statement (28 January 2026)

This briefing is for general information only and is not legal advice. Correct at the date of publication; please check current guidance before acting.