Awaab’s Law Phase 2: New Deadlines Force Landlords to Act Faster on Seven Key Hazards

The UK government has confirmed the implementation schedule for the second phase of Awaab’s Law, imposing strict new deadlines on social housing landlords to tackle hazardous living conditions.…

The UK government has confirmed the implementation schedule for the second phase of Awaab’s Law, imposing strict new deadlines on social housing landlords to tackle hazardous living conditions. Announced on July 13, 2026, the expansion is designed to strengthen protections for roughly four million tenants nationwide, building on the initial focus on damp and mould that took effect in October 2025.

Seven Hazards, Tightened Timelines

From November 30, 2026, social housing providers must follow rigorous protocols for seven specified hazards: electrical faults, falls, fire and explosions, excess cold or heat, structural collapse, and hygiene risks. The new rules require landlords to investigate any reported hazard within 10 working days. Where a situation poses an immediate danger, action must be taken within 24 hours.

After an investigation, landlords must provide tenants with a written summary within three working days. Urgent safety work must be completed within five working days, while long-term repairs must begin within 12 weeks. A third phase of the law, expected in 2027, will cover the remaining hazards not yet addressed.

Evacuation Rules Tighten for Taller Buildings

The announcement follows the introduction of the Fire Safety (Residential Evacuation Plans) (England) Regulations earlier this year. Since April 6, 2026, responsible persons for residential buildings at least 18 metres or seven storeys tall — or those over 11 metres with simultaneous evacuation protocols — have faced new obligations.

These include identifying residents who may need help during an evacuation and carrying out person-centred fire risk assessments. Building operators must now maintain emergency evacuation statements and store key information in Secure Information Boxes for emergency services. These arrangements are subject to mandatory annual reviews.

Edinburgh Relocation Highlights Ongoing Safety Pressures

The urgency of building safety standards was underscored on July 13, 2026, when residents of the Bond Building on Breadalbane Street in Edinburgh were advised to leave on safety grounds. Developer Persimmon Homes recommended temporary relocation following recent fire safety inspections.

The building, converted from a 19th-century whisky bond at a cost of approximately £16 million, experienced a fire in 2024 that forced more than 100 people to flee. Persimmon Homes is currently providing hotel accommodation for those affected by the latest advisory.

Councils Use Building Safety Act to Force Remediation

In a separate legal action, authorities in Bournemouth, Poole, and Christchurch successfully used the Building Safety Act 2022 to obtain a remediation order for the Oyster Bay development. The order required intrusive surveys and the repair of inadequate fire compartmentation, marking a growing trend of local councils using statutory powers to enforce compliance.

International Developments: Massachusetts and Dubai

Fire safety reforms are also advancing internationally. In Massachusetts, Governor Healey announced finalised safety regulations for assisted living facilities on the one-year anniversary of the fatal Gabriel House fire, which killed 10 people in July 2025. The new state rules mandate annual fire inspections, enhanced emergency plans, and round-the-clock staffing by personnel certified in CPR and AED use.

State fire officials are also pushing for national code changes to NFPA 25 that would require inspectors to cross-check installed sprinklers against recall lists. An estimated 35 million to 40 million recalled sprinkler heads, manufactured between the mid-1970s and 2001, may still be in operation.

In Dubai, the implementation of Law 3/2026 has introduced a new compliance phase in which digital fire safety records are treated as commercial assets. Industry experts note that properties with certified fire safety compliance and transparent digital records are beginning to command valuation premiums in the regional market.