Awaab's Law Phase 2 - What the New Electrical Hazard Rules Mean for Social Landlords in Surrey
For the first time, social landlords face legally binding deadlines to fix electrical hazards in their properties. Awaab's Law Phase 2 has extended enforceable repair timeframes beyond damp and mould to cover electrical risks, fire safety and excess cold and heat - a fundamental change in how electrical safety is governed in the social rented sector.
If you are a housing association, local authority, ALMO or registered provider managing rented homes in Surrey or West Sussex, this is one of the most significant compliance shifts in years. Here is what has changed, what it means in practice, and how MS Electrical Solutions can help you stay compliant.
What is Awaab's Law?
Awaab's Law is named after Awaab Ishak, a two-year-old boy who died as a result of prolonged exposure to severe mould in a social housing property. In response, the Government introduced legally binding timeframes for social landlords to investigate and put right serious hazards in their homes, set out under the Social Housing (Regulation) Act 2023.
The law is being introduced in phases. Phase 1, which came into force on 27 October 2025, focused on emergency hazards and damp and mould. Phase 2 is the one that now matters for electrical contractors and the landlords who rely on them.
What changes under Phase 2?
Phase 2 expands Awaab's Law to a much wider range of Housing Health and Safety Rating System (HHSRS) hazards. Critically, for the first time, this includes electrical hazards and fire safety alongside excess cold, excess heat and other serious risks.
The key point for landlords is this: electrical defects are no longer something you can deal with on a routine schedule. Once a qualifying electrical hazard is reported in a social home, the clock starts and you are legally required to act within a fixed timeframe. A property with an overdue EICR, or with reported electrical faults that have not been resolved, is now exposed in a way it simply was not under Phase 1.
Why this matters now
The timing creates real pressure. Social landlords were already required to complete electrical inspections across their stock following the extension of the Electrical Safety Standards to the social rented sector. Phase 2 of Awaab's Law now layers enforceable repair deadlines on top of that - at the same moment the wider sector is dealing with the 2026 EICR renewal surge and the October 2026 changes to BS 7671 and inspector qualifications.
In short: more inspections are due, more remedial work is being triggered, and the legal consequences of delay are higher than they have ever been. The providers who get ahead of this with a planned, scheduled approach will avoid the scramble. Those who wait for hazards to be reported will find themselves working against a statutory clock.
What social landlords should do
Audit your EICR position now
Know exactly which properties have a valid Electrical Installation Condition Report and which are due or overdue. An overdue EICR is the single clearest electrical exposure under Phase 2.
Move to planned preventative maintenance
Scheduled inspection and testing is the most effective way to prevent an electrical hazard becoming a statutory emergency. A circuit that is tested on schedule is far less likely to develop a dangerous fault that triggers a reportable hazard and a legal deadline.
Insist on instant digital reporting
Under Awaab's Law you must provide written summaries of investigations to tenants within tight timeframes. Your electrical contractor needs to issue clear, dated job reports on completion - not days or weeks later. MS Electrical Solutions provides digital certification and reporting on every job.
Make sure your contractor is properly qualified
From October 2026 the bar for who can legally carry out EICRs is rising. Using an electrician who already meets the new standard protects you from having to re-inspect work later.
How MS Electrical Solutions helps housing providers stay compliant
We work with landlords, property managers and providers across Surrey and West Sussex who need a reliable, NAPIT-accredited electrical contractor for compliance-critical work. Our service is built around exactly what Awaab's Law Phase 2 demands — fast response, clear documentation and a planned approach that keeps properties safe before hazards arise.
EICRinspections and certification across your portfolio
Planned preventative maintenance schedules tailored to your stock
Prompt remedial works with same-job digital reporting
Emergency lighting, consumer unit upgrades and fault finding
Full compliance documentation suitable for your records and tenant obligations
Mark Summerton is fully qualified to the new October 2026 EICR standard and works to current BS 7671 requirements on every job, so the certification you receive is valid and future-proof.
Get ahead of Phase 2 in Surrey and West Sussex
If you manage social or rented housing in Surrey or West Sussex and want to get your electrical compliance position in order before hazards are reported, speak to MS Electrical Solutions. We will assess your portfolio, set up a planned inspection schedule and make sure your records and certification meet the new requirements. Call Mark on 07508 224603 or get in touch through our commercial electrician page.
What does Awaab's Law Phase 2 mean for electrical safety?
Phase 2 of Awaab's Law extends legally binding repair timeframes to electrical hazards in social housing for the first time. Once a qualifying electrical hazard is reported, social landlords must investigate and act within fixed statutory deadlines, rather than dealing with it on a routine schedule.
Does Awaab's Law apply to private landlords?
Awaab's Law applies to the social rented sector. However, private landlords across England already have separate legal duties to hold a valid EICR for every rented property and to complete remedial work identified in that report, so the underlying electrical safety obligations are similar in practice.
How quickly do electrical hazards need to be fixed under Awaab's Law?
Awaab's Law sets fixed statutory timeframes for investigating and resolving qualifying hazards once they are reported. The exact timescale depends on the severity of the hazard, with emergency risks requiring the fastest response. The most reliable way to stay within these timeframes is to prevent hazards arising through planned preventative maintenance and up-to-date EICRs.
What should social landlords do to prepare for Phase 2?
Audit your EICR position to identify overdue properties, move to a planned preventative maintenance schedule, ensure your contractor provides instant digital reporting, and confirm your electrician meets the new October 2026 inspection standard. MS Electrical Solutions supports housing providers across Surrey and West Sussex with all of these.
Can MS Electrical Solutions help with social housing electrical compliance in Surrey?
Yes. MS Electrical Solutions is a NAPIT-accredited contractor providing EICR inspections, planned maintenance, remedial works and full digital compliance documentation for landlords and housing providers across Surrey and West Sussex. Call us on07508 224603 to discuss your portfolio.
