Awaab's Law: duties for social landlords, and how private renting differs
Phase 1 came into force for the social rented sector on 27 October 2025. Phase 2 published guidance applies from 30 November 2026. Private renting sits under a separate regime.
Who Awaab's Law applies to
Awaab's Law places time-bound duties on landlords in the social rented sector in England. Phase 1 came into force for the social rented sector on 27 October 2025. It is not the same regime as private renting, and the two should not be described interchangeably.
Phase 1
Phase 1 focuses on damp and mould hazards and on emergency hazards, requiring social landlords to investigate reported hazards and act within defined timescales, to communicate the outcome in writing, and to make temporary alternative accommodation available in specified circumstances. The official guidance for social landlords sets out the exact requirements, definitions and timescales.
Phase 2
Phase 2 extends the regime beyond damp, mould and emergency hazards. The published Phase 2 guidance for social housing landlords applies from 30 November 2026. Landlords should be planning now for the wider hazard categories, the additional reporting routes and the record-keeping the extended duties require.
How private renting differs
Private rented homes in England are not covered by the social-sector Awaab's Law duties described above. Private landlords have separate obligations, including fitness for human habitation duties and the hazard framework applied by local authorities under the Housing Health and Safety Rating System. Reforms under the Renters' Rights Act 2025 also affect standards in the private rented sector. Do not assume a duty that applies to a housing association also applies to a private landlord, or the reverse.
What good preparation looks like
- A clear route for residents to report damp, mould and hazards, with the report date captured
- Consistent recording of observations, locations and severity, supported by photographs
- Data structured so that reports can be triaged against the statutory timescales
- An audit trail of the investigation, the written outcome and the works that followed
- Stock-level data that identifies where risk is likely to recur, not just where it was reported
Where D8 fits
D8 captures damp and mould observations and wider condition data during stock condition surveys, with photographs and consistent recording against your survey template. We do not carry out statutory enforcement inspections, and not every visit is a statutory HHSRS inspection — the scope is agreed with you in advance.
Official sources
- Awaab's Law: guidance for social landlords (GOV.UK)
- Awaab's Law Phase 2: guidance for social housing landlords (GOV.UK)