What Awaab's Law requires
This guide concerns England’s social rented sector. Awaab’s Law sets requirements for investigating and addressing prescribed hazards. Consult the official phase-specific guidance for scope, time limits, relevant safety work, communication and accommodation requirements.
The applicable response depends on the hazard and phase. Do not treat a summary of investigation or safety-work deadlines as a deadline for every repair. The landlord must assess the circumstances and follow the applicable process.
Phase 1, Phase 2 and Phase 3
The official collection identifies Phase 1 as in force from 27 October 2025, covering emergency hazards and significant damp and mould hazards. It identifies Phase 2 from 30 November 2026, extending significant-hazard requirements to further categories.
The collection includes phase-specific guidance. It describes further expansion under Phase 3; check the current official position rather than assuming an unverified commencement date. Review the guidance applicable on the date of the case.
Why this changes the evidence requirement
A useful investigation record connects the report or other information received, observations, decisions, safety action and follow-up. Capture dates and locations help teams understand what was known and when.
Do not wait for a resident complaint before considering a known concern. Internal symptoms can have several causes. Exterior observations may help a wider investigation, but do not automatically establish the source or hazard severity.
Where thermal inspection fits
Thermal capture records surface-temperature patterns under particular conditions. An anomaly may support further investigation, but it does not prove moisture, insulation failure or a leak path.
Visual and thermal records can help direct further checks where external fabric is relevant. Scheduling drone capture must not delay urgent safety action, required investigation, resident support or specialist attendance.
What Phase 2 means for building condition evidence
The official guidance extends the range of significant hazards addressed by Phase 2. A visible fabric concern may be relevant to a case, but imagery alone cannot determine whether a prescribed hazard exists or how serious it is.
Use observations alongside resident information, internal assessment and appropriate specialist input. Do not rank homes by thermal appearance alone or infer fire or structural safety from exterior images.
Building the evidence before the complaints arrive
Keep observations connected to owners, decisions and follow-up. Record both the evidence available and questions still unanswered. Proactive information is useful only when it supports timely action; it does not excuse delays.
Ovrsite Enterprise can organise relevant captured evidence and findings for the client’s review. Ovrsite provides building intelligence, not a legal determination, hazard certification or assurance that the landlord has discharged its duties.
Related
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Questions, answered
Does Awaab's Law apply to private landlords?
This guide addresses the social rented sector in England. Do not assume the same phases apply to a private tenancy. Check current official guidance and the separate obligations relevant to that tenancy.
What if you cannot complete repairs in time?
Follow the applicable phase guidance on relevant safety work, further works, communication and suitable alternative accommodation. Do not assume a practical difficulty automatically creates a legal defence; obtain appropriate advice about the circumstances.
How does this relate to the golden thread?
These are separate regimes with different scopes. A condition record may help the relevant teams, but neither a portal nor drone capture by itself fulfils either set of duties.
Does thermal imaging count as an investigation under Awaab's Law?
Thermal imaging may contribute evidence to an investigation; it is not a complete investigation or a determination of hazard severity on its own. Corroboration and appropriate specialist assessment may be needed.
How often should you inspect the building envelope?
Choose a risk-based programme informed by condition, history, exposure and relevant duties. Respond to new concerns when they arise rather than waiting for the next scheduled capture.
See it on your estate.
Discuss the questions you need to answer about your estate. We can agree a suitable evidence-capture scope and show how findings connect to decisions in Ovrsite Enterprise.