What the 2026 Changes to Awaab’s Law Mean for Tenants
How the reported October 2026 expansion of Awaab’s Law affects serious hazards in social housing, including investigation, safety-work and record-keeping duties.
Awaab’s Law introduced fixed response requirements for specified hazards in social housing. The SDS update explains that the protections expand in October 2026 beyond emergency hazards and serious damp and mould to a wider range of significant risks.
What changes in October 2026?
The first phase focused on emergency hazards and damp or mould presenting a significant risk. The SDS update reports that the October 2026 phase extends the fixed framework to additional serious hazards, including excess cold or heat, falls, structural risks, fire and electrical hazards, and serious hygiene or sanitation problems.
The law is concerned with hazards presenting a significant risk of harm, not every minor defect. Social landlords’ wider repairing and fitness duties continue to apply even where a problem falls outside this specific regime.
Reported response periods
For an emergency hazard posing an imminent and significant risk, the SDS update describes a 24-hour period to investigate and carry out relevant safety work. If the home cannot be made safe, suitable alternative accommodation may need to be considered.
For a significant non-emergency hazard, the update describes investigation within 10 working days, a written summary within three working days after the investigation and relevant safety work within five working days after it concludes. Further preventative work has additional start requirements. Current regulations and guidance should be checked for the precise rule.
When does the clock start?
The relevant period begins when the landlord becomes aware of a potential hazard. Awareness may arise from a tenant’s report, an inspection, a contractor or another credible notification.
Report the condition in writing wherever possible. Explain why it may be urgent and identify children, respiratory illness, disability, pregnancy or other vulnerability that could increase the risk. Keep the acknowledgement and repair reference.
What if the landlord misses the deadline?
Keep dated photographs, videos, messages, inspection records and evidence of health or financial impact. Use the landlord’s complaint process and consider the Housing Ombudsman route, while escalating any immediate danger through the appropriate emergency or local-authority service.
A missed statutory duty may support further legal action, but the remedy and evidence must be assessed individually. Private tenants have other repairing and fitness protections even though the current Awaab’s Law framework is focused on social housing.
Has your landlord failed to deal with a reported repair?
Share the condition, reporting history and current impact. The team can explain whether it may be able to help.