Phase 2 of Awaab’s Law comes into force on 30 November 2026. The legal duty sits with social landlords, but retrofit contractors, installers, assessors and coordinators will feel the effects, says Jenna Wilcox.
Awaab’s Law was introduced following the tragic death of Awaab Ishak, the two year-old from Rochdale in the North West of England, who died in 2020 from a severe respiratory condition caused by prolonged exposure to extensive black mould in his family’s social housing flat.
The new law was introduced in October 2025 makes sure serious housing safety concerns are acted upon promptly. It gives social landlords legally enforceable timescales to investigate and address hazards reported by residents.
On 30 November 2026, Phase 2 of Awaab’s Law comes into force and the law moves beyond damp and mould. It will also cover excess cold, excess heat, fire and explosions, electrical hazards, falls, structural collapse and falling elements, and domestic hygiene and sanitation hazards. Where these present a significant risk to residents, landlords must investigate reports and act within prescribed timescales, and emergency hazards may require action within 24 hours.
Legal responsibility for compliance rests with social landlords. Even so, the retrofit supply chain has a significant part to play.
Awaab’s Law requires landlords to identify hazards, communicate their findings to residents and demonstrate that appropriate action has been taken. Completing a repair is only one piece of that. Many of the hazards now covered are closely linked to building condition, energy efficiency, ventilation, heating systems and installation quality, which is the everyday territory of retrofit contractors, installers, assessors and coordinators.
Ensuring that retrofit helps, not harms
Retrofit can help prevent many of these hazards when it is designed and installed correctly. Improved insulation, airtightness and efficient heating can keep homes at safe temperatures. Better thermal performance and appropriate ventilation can reduce condensation and moisture build-up, which addresses the underlying causes of damp and mould. Shading, solar control and effective ventilation strategies can reduce the risk of overheating. Retrofit projects also give a chance to identify safety issues, as long as new measures do not compromise existing fire protection, electrical installations or structural integrity.
Poorly designed or installed measures can do the opposite, contributing to overheating, condensation, poor indoor air quality and fire safety concerns. This is why a whole-house approach matters. Decisions on insulation, ventilation, heating, electrical systems and fire safety have to work together, and competent assessment, quality installation and effective quality assurance are what stop retrofit creating the problems it is meant to prevent.
What landlords are likely to ask for
Housing providers are likely to want delivery partners who can show competence and compliance with relevant standards, regulations and retrofit best practice. They will also look for awareness of housing hazards, including the ability to identify and escalate potential risks, along with quality assurance, a whole-house approach and good communication with residents before, during and after works.
Much of this comes down to evidence. It may no longer be enough to complete the work; organisations may also need to show what was done, when it was done and how the outcome was verified. In practice that means consistent records: surveys and inspections, photographs before, during and after works, commissioning certificates, quality assurance reports, monitoring data, resident sign-offs and close-out reports. These need to be stored securely and be retrievable quickly when a client, auditor or regulator asks for them.
Reporting will matter too. Landlords may want more detailed and timely updates on findings, progress, defects and outstanding actions, so they can show that issues have been identified, investigated, rectified and closed out within the required timescales.
Competence and subcontractors
Competence is likely to be judged on more than technical qualifications. Staff should understand how retrofit measures can affect damp, mould, condensation, ventilation and indoor air quality, and know how to recognise issues, escalate concerns and keep proper records. Those who deal with residents need to communicate clearly and sensitively.
The same applies further down the chain. Clients may increasingly look at how contractor performance, competence, quality and compliance are managed, as well as at technical capability. Weak oversight of subcontractors could create risks for suppliers and housing providers alike. Clear roles, a proper onboarding process, verified qualifications, monitoring of performance and defined escalation routes all help here.
Residents at the heart of the solution
Residents are often the first to spot problems in their homes, and supply chain partners are frequently the people they actually deal with during surveys, inspections and works. What they report may affect their health, comfort and wellbeing, so concerns need to be recorded accurately and escalated where required. Clear communication also helps residents understand how to use new systems correctly. Landlords may increasingly want assurance that these interactions are documented.
Where this leaves the sector
For retrofit contractors, installers, assessors and coordinators, demonstrating quality outcomes may become as important as delivering energy and carbon savings. Organisations that can evidence safe, compliant and resident-focused delivery will be best placed to support landlords.
Preparing for Phase 2 is a chance to review systems, processes and capabilities, and a sensible place to start is with three questions. Can we demonstrate the competence of our employees and subcontractors? Do our staff understand the links between retrofit, ventilation, damp and mould? Could we produce the evidence if a client asked for it tomorrow? Businesses that can answer yes to all three will be better placed for a more demanding regulatory environment, and Phase 2 starts on 30 November.
- Find out more about how you can prepare for the next stage of Awaab’s Law
- If you need help with planning your next retrofit project, whether you are from a housing provider or working within the retrofit supply chain, RISE can help. Complete this 5-minute enquiry form, and the team will be in touch.
- Retrofit will be a key talking point at elementalLONDON – visit the programme for full details
