What social landlords need to know about fire safety compliance when it comes to Awaab's Law Phase 2

The expansion of Awaab's Law will bring fire hazards into sharper focus, creating new compliance considerations for housing providers, contractors and fire safety professionals.

Since its introduction, Awaab's Law has been closely associated with damp and mould remediation, following the tragic death of two-year-old Awaab Ishak in 2020 due to prolonged exposure to mould. However, the next phase of the legislation marks a significant shift for social housing providers, extending requirements to a broader range of housing safety hazards. We welcome these changes and introduction of this next phase, as we wouldn't be in this industry if we didn't truly believe in safety for everyone.

From Phase 2, hazards such as fire, electrical risks, structural collapse, excess cold, excess heat, falls and hygiene-related hazards will come into scope where they present a significant risk to residents. For landlords, this places greater emphasis on proactive maintenance, clear reporting, reliable safety systems and the ability to respond quickly when serious issues are identified.

Sector Readiness is a MAJOR Growing Concern

New research from Housemark suggests many organisations still have work to do before Phase 2 comes into force. The findings highlight a clear confidence gap across the sector, particularly around systems, reporting and readiness for wider hazard management.

4%

of social landlords describe themselves as very prepared for Awaab's Law Phase 2.

46%

say they are somewhat prepared for the upcoming expansion.

27%

remain unprepared to some degree, according to Housemark's latest research.

Fire Safety Matters Under Phase 2

For the fire industry, one of the most important developments is the inclusion of fire hazards within the wider scope of Awaab's Law. While the legislation does not specify individual fire alarm products, it does increase the pressure on landlords to ensure that fire-related risks are identified, investigated and addressed within set timeframes.

This means social landlords should be reviewing not only their fire risk assessment processes, but also the condition, coverage and reliability of the fire detection systems they rely on across their housing stock.

"Confidence remains relatively low when it comes to Phase 2 readiness. Many organisations are still working through what wider compliance will mean in practice and whether they have the systems and reporting capabilities needed to demonstrate compliance consistently."

Jonathan Cox, Chief Data Officer, Housemark

What Could Fire Hazards Include?

Fire hazards can take many forms across residential buildings. In the context of social housing, landlords may need to consider whether existing systems are suitable, whether devices remain within their recommended service life and whether faults are being resolved quickly enough.

Smoke Detection

Ensuring smoke detectors are correctly located, operational and capable of providing early warning in the event of a fire.

Heat Detection

Reviewing detection in kitchens, plant rooms, communal areas and other higher-risk spaces where smoke detection may not be suitable.

System Reliability

Addressing recurring fire alarm faults, obsolete components, unsupported equipment and systems that are becoming difficult to maintain.

Clear Documentation

Maintaining accurate records of servicing, inspections, remedial work and system performance to support compliance and audit trails.

Are Ageing Fire Detection Systems Putting Compliance at Risk?

Many social housing properties continue to rely on fire alarm systems that have been in place for years. While routine testing is essential, it does not always tell the full story. Older systems may still operate during a test but could be affected by parts availability, unsupported technology, outdated system design or increasing fault frequency.

Important: A system that passes a routine test today may still create long-term challenges if replacement detectors, panels, sounders or spare parts are no longer readily available. Proactive system reviews can help reduce future risk before urgent faults arise.

For landlords preparing for Awaab's Law Phase 2, reviewing ageing fire detection assets now can help support safer homes, more reliable maintenance planning and stronger evidence of responsible asset management.

What Should Social Landlords Be Reviewing?

Preparing for Phase 2 should not be limited to policy updates. Housing providers may also need to consider the practical systems, suppliers and processes that support fire safety across their properties.

Key Questions to Ask

  • Are current fire alarm systems fit for purpose across all relevant properties?
  • Are smoke and heat detectors approaching end-of-life?
  • Are recurring faults being identified and resolved quickly?
  • Are maintenance records easy to access, report and audit?
  • Are older systems becoming difficult to maintain due to obsolete parts?
  • Would a system upgrade improve reliability, response times and resident safety?
  • Do contractors have access to the correct replacement products and technical support?

The Time to Prepare Is Now

"Phase 2 may still be on the horizon, but the time to prepare is now. Landlords should be reviewing their processes, testing the effectiveness of their systems and ensuring they have the data, capacity and assurance needed to manage a broader range of hazards."

Jonathan Cox, Chief Data Officer, Housemark

The expansion of Awaab's Law serves as a reminder that fire safety compliance is not just about responding when something goes wrong. It is about having the right systems, evidence and maintenance strategies in place before risks become urgent.

Supporting Fire Detection Projects Across Social Housing

Firesense supplies a wide range of fire detection and alarm solutions for installers, contractors and housing providers, who are professionals in this industry. Whether you are reviewing an ageing conventional system, planning an addressable upgrade or considering wireless detection for occupied buildings, our team can help you identify the right products for your project.

Need Advice on Fire Detection Systems?

Speak to the Firesense team about fire alarm systems, replacement devices, upgrade options and product support for social housing projects.

Contact Firesense

Sources: Awaab's Law Phase 2 guidance from GOV.UK and Housemark sector readiness research referenced in this article.

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