Awaab's Law Phase 2: What Changes From 30 November 2026?

Awaab's Law is entering its next phase, with further requirements for social landlords in England coming into force from 30 November 2026.

The legislation has already brought much greater attention to damp, mould and the conditions people live in. Phase 2 extends the requirements to cover a wider range of serious housing hazards. It’s designed to reinforce the need for landlords to identify problems quickly. Then deal with the underlying cause rather than simply treating the visible symptoms.

For ClearAIR, there is an important connection with condensation, mould and ventilation. Awaab's Law does not mean that every property with mould needs a PIV unit. But it does highlight something we have been saying for a long time.

Persistent condensation and mould should be properly investigated. Where inadequate ventilation and excessive humidity are contributing to the problem, improving airflow can form an important part of the solution.

What Is Awaab's Law?

Awaab's Law was introduced following the death of two-year-old Awaab Ishak after prolonged exposure to damp and mould in his social home. The legislation introduced legally enforceable timescales requiring social landlords to investigate and address serious hazards within their properties.

Phase 1 came into force on 27 October 2025 and already covers significant damp and mould hazards, alongside emergency hazards.

This is an important distinction when discussing the changes coming this November. Phase 2 is not introducing the rules surrounding damp and mould. Those requirements are already in force.

Instead, Phase 2 expands the range of significant housing hazards covered by Awaab's Law.

What Changes On 30 November 2026?

From 30 November 2026, Awaab's Law Phase 2 will bring a wider range of significant hazards within the legislation.

These include:

• Excess cold and excess heat
• Fire and explosion hazards
• Electrical hazards
• Structural collapse
• Falls on stairs, between levels and on level surfaces
• Domestic hygiene, including personal hygiene and food safety

A further phase is planned to extend the requirements to almost all remaining hazards covered by the Housing Health and Safety Rating System.

The direction is clear. Social landlords are increasingly expected to identify potentially dangerous housing conditions quickly, establish what is causing them and take appropriate action.

What Does Awaab's Law Already Say About Damp And Mould?

Significant damp and mould hazards have been covered since Phase 1 of Awaab's Law came into force in October 2025.

Where a potential significant damp or mould hazard is reported, social landlords are generally required to investigate it within 10 working days.

If that investigation confirms a significant hazard, the landlord must generally make the property safe within five working days of the investigation being completed. Emergency hazards require much faster action and must be investigated and made safe within 24 hours.

There are also requirements surrounding written information for tenants, further preventative works and alternative accommodation in circumstances where the property cannot be made safe within the required timeframe.

For landlords dealing with damp and mould, this makes identifying the actual cause particularly important.

Cleaning Mould Doesn't Solve The Problem

One of the difficulties with black mould is that removing what you can see doesn't necessarily remove the conditions that allowed it to grow. The mould is cleaned away. The wall is treated and redecorated. For a while, everything appears to be fine.

Then the mould starts returning. This can happen when the underlying source of moisture has never been addressed.

There are numerous reasons why damp and mould can develop within a property. Water ingress, plumbing leaks, insulation problems and building defects all need to be considered.

In many homes, however, condensation and inadequate ventilation can also play a significant role.

Why Ventilation Matters In Homes With Condensation

Every occupied home produces moisture. When you Cook, shower, dry clothes and just go about normal everyday living. It continually releases water vapour into the air. That moisture needs somewhere to go.

Problems can begin when a property doesn't have sufficient ventilation to remove it. Modern homes are increasingly designed to retain heat and reduce unwanted draughts. Older properties have also become more airtight as windows have been replaced, chimneys blocked and insulation improved.

Energy efficiency is obviously important, but reducing natural air movement without providing adequate ventilation can contribute to excessive humidity.

Eventually, warm humid air reaches colder surfaces and condensation begins to form.

Why Does Black Mould Often Appear Around Windows?

Windows are often one of the first places homeowners and tenants notice a condensation problem.

Glass and window reveals can become some of the coldest surfaces within a room during autumn and winter. When warm moisture-laden air reaches those surfaces, water vapour can condense.

Repeated condensation creates damp conditions around the window frame, reveals and surrounding walls. If those surfaces remain damp for long enough, black mould can begin to develop.

Bedrooms can be particularly susceptible because occupants produce moisture throughout the night while doors and windows are often kept closed.

This is why regularly waking up to streaming windows shouldn't simply be dismissed as normal winter condensation.

Can A PIV Unit Help With Condensation And Mould?

For suitable properties where excessive humidity and inadequate ventilation are contributing to condensation, Positive Input Ventilation can provide a whole-house ventilation solution.

A loft-mounted PIV unit introduces filtered air into the home through a central ceiling diffuser. This creates gentle positive pressure within the property and encourages stale, moisture-laden air to leave through natural leakage points and existing ventilation routes.

Unlike opening a window occasionally or running a dehumidifier in one room, a PIV unit is designed to provide continuous ventilation throughout the home.

By helping control excessive humidity and condensation, a PIV system can also help make conditions less favourable for condensation-related mould growth.

However, a PIV installation should never be treated as the automatic answer to every damp problem. The cause needs to be understood first.

Prevention Is Better Than Waiting For Mould To Appear

Perhaps one of the wider lessons from Awaab's Law is the importance of acting before housing problems become severe.

Persistent condensation can provide an early warning that something isn't right with the way moisture is being managed within a property.

Common warning signs can include:

• Windows regularly covered with condensation
• Recurring black mould around windows and external walls
• Musty smells within bedrooms or other rooms
• High indoor humidity readings
• Rooms that continually feel damp or stuffy
• Mould returning shortly after being cleaned

These symptoms don't automatically mean that a PIV unit is required. They do suggest that the cause should be investigated rather than repeatedly cleaning the mould and hoping it doesn't return.

Does Awaab's Law Apply To Private Landlords?

The current Awaab's Law requirements apply to social landlords in England.

They should not be confused with the wider legal responsibilities that apply to privately rented properties. Private landlords already have responsibilities concerning housing conditions, safety and the fitness of properties they rent to tenants.

So while the specific Awaab's Law timescales discussed in this article relate to social housing, the wider message surrounding damp and mould is relevant across the housing sector.

Persistent problems need to be taken seriously.

Ventilation Should Be Part Of The Investigation

Where mould is caused by a leaking roof, defective guttering or a plumbing leak, installing a ventilation system isn't going to repair the defect. 

Likewise, structural damp problems need to be properly diagnosed and treated. But where excessive indoor humidity, condensation and poor airflow are contributing factors, the property's ventilation arrangements should form part of the investigation.

Depending on the property, improvements might include better bathroom or kitchen extraction, repairing existing ventilation, improving insulation or introducing a whole-house ventilation solution such as PIV. The important thing is matching the solution to the cause.

PIV Installations From ClearAIR

At ClearAIR, we specialise in loft-mounted domestic PIV installations for homes experiencing condensation, mould and poor indoor air quality.

We currently install two leading PIV units.

Our Vent-Axia PIV system costs £945 fully supplied and installed, while our Nuaire Drimaster ECO Heated PIV system costs £1,045 fully supplied and installed.

The Nuaire Drimaster ECO Heated is our premium option, providing continuous filtered ventilation together with an integrated heater designed to temper incoming air during colder conditions.

Where the existing electrical installation requires a Type A RCD fused spur, this can be installed for an additional £75.

Before recommending a PIV installation, we'll ask for some basic information about the property along with photographs of the loft access, loft space and fuse board. This allows us to establish whether one of our loft-mounted PIV units is likely to be suitable.

Frequently Asked Questions

What is Awaab's Law?

Awaab's Law introduced legally enforceable requirements for social landlords in England to investigate and deal with specified housing hazards within set timescales. It was introduced following the death of two-year-old Awaab Ishak after prolonged exposure to damp and mould.

When does Awaab's Law Phase 2 start?

Awaab's Law Phase 2 comes into force on 30 November 2026 and expands the range of significant housing hazards covered by the requirements.

Does Awaab's Law already cover damp and mould?

Yes. Significant damp and mould hazards have been covered since Phase 1 came into force on 27 October 2025. Phase 2 extends the legislation to additional housing hazards.

How quickly must social landlords respond to damp and mould?

Potential significant damp and mould hazards generally need to be investigated within 10 working days. Where a significant hazard is identified, the property must generally be made safe within five working days following the investigation. Emergency hazards are subject to a 24-hour requirement.

Does Awaab's Law apply to private landlords?

The current Awaab's Law requirements apply to social landlords in England. Private landlords have separate legal responsibilities concerning housing conditions and the safety and fitness of rented properties.

Can poor ventilation cause condensation and mould?

Poor ventilation can contribute to excessive indoor humidity and condensation. When moisture cannot escape effectively, it can settle on colder surfaces and create the damp conditions in which mould can develop.

Can a PIV unit help with condensation?

For suitable properties, yes. A PIV unit provides continuous whole-house ventilation which can help control excessive humidity and reduce condensation. The underlying cause of any damp or mould problem should still be established before deciding upon the appropriate solution.

Is installing a PIV unit enough to comply with Awaab's Law?

There isn't a single product or PIV installation that automatically makes a property compliant with Awaab's Law. Landlords need to investigate individual hazards, establish their causes and carry out appropriate remedial work. Where inadequate ventilation and condensation are contributing factors, PIV may form part of the solution.

How much does a PIV installation cost?

ClearAIR currently charges £945 fully supplied and installed for a Vent-Axia PIV system and £1,045 for a Nuaire Drimaster ECO Heated PIV system. Where required, a Type A RCD fused spur can be installed for an additional £75.

Thinking About Installing A PIV Unit? Choose The Professionals

We supply and install industry leading PIV systems across the UK. We help homeowners, tenants and landlords tackle condensation, mould and poor indoor air quality before winter arrives.

If you are thinking about a PIV system for your property, then speak to the Clear Air team. We can help recommend the right type of PIV based on your home layout, loft access and existing ventilation setup.