New obligations for social housing landlords in Awaab’s Law’s second phase 

It has been almost a year since the first phase of Awaab’s Law tightened the compliance regulations for social housing landlords, and now the second phase is on the way. Just as with the first phase, the extension of Awaab’s Law requires social housing landlords to be proactive in their approach, working to mitigate the risk of emergency situations arising where possible. There are a range of new factors that are being pulled into scope, but the requirement to manage falls on the level may require the most extensive planning if legal responsibilities are to be met. 

What is meant by falls on the level? 

Any issue that represents a slip or trip hazard is known as a fall on the level risk. The full extent of what could contribute to a fall on the level risk may be difficult to imagine, so it is worth social housing landlords conducting an in-depth review of properties while consulting experts to get a better sense of potential hazards. However, it is beneficial to have an understanding of the common risks to be mindful of. 

Carpets represent the most notable fall on the level hazard, as the regular wear and tear can result in the carpet becoming loose and posing a trip hazard to tenants. If carpet is present in a property, it is best for social housing landlords to ensure that it is changed every few years to mitigate the risk of it becoming a hazard. The temptation may be to swap to hard flooring, but this can also pose a fall on the level risk if it is not considered properly before installation. Wet floors are also a fall on the level risk, and it will not be possible to ensure that tenants never get the floor wet. Instead, seeking to educate tenants may be the only recourse for a social housing landlord who has a hard floor in a property and making sure that it is not unreasonably slippery during regular use is vital. 

As clutter can significantly contribute to a fall on the level risk, tenants should be advised against blocking vital walkways and no aspect of a social housing landlord’s property should make navigating the living space difficult. While much consideration is likely to be given to the flooring, poor lighting can significantly contribute to a fall on the level risk. This means that it may not be unreasonable for a tenant to raise a fall on the level emergency repair request for something like a dead lightbulb if that is in a volatile area like a stairway. 

Railings and bannisters could also constitute a fall on the level risk if improperly maintained or poorly designed. Children should not be able to slip through safety railings, as this would constitute a dereliction of duty for the social housing landlord who permitted the continued presence of those railings. These fittings should be regularly reviewed and replaced periodically. 

How should social housing landlords ensure that fall on the level risks are managed? 

With fall on the level risks falling under the scope of Awaab’s Law on 30 November 2026, they will be subject to the same 24-hour time frame as other emergency requests. This means that social housing landlords will need to address tenant concerns as soon as they arise in many instances. Having a good catalogue of contractors is vital for Awaab’s Law compliance, due to the fact that social housing landlords remain liable for the work completed and should not rely on a single provider. Relying on one or two contractors will create issues when they are busy or away when emergencies arise, but seeking untrustworthy contractors can create further legal risk. As such, having a good rapport with a variety of well-reviewed contractors can keep social housing landlords compliant. Records should be kept of the contractors used and the reason behind their selection, while any work they do should be signed by the tenant and the social housing landlord to confirm that it was completed in a timely fashion. 

Regular inspections should be carried out to ensure that the property remains safe and compliant with Awaab’s Law. These should be conducted in a way that does not breach the tenant’s right to quiet enjoyment, but are done often enough that issues can be addressed before emergencies arise. Tenants should be well-informed of their right to request assistance under Awaab’s Law and the communication of this should be kept with your other records.   

The mobility of a tenant is also a key factor in fall on the level risk. While social housing landlords cannot request information about health or disability from tenants, it is worth noting how accessible a property is. Acting as though tenants will have mobility issues by default is a way to mitigate the risk should a vulnerable tenant be in a property or have a visitor who has limited mobility. These considerations must also apply to decanting properties, as some fall on the level hazards may require more extensive work, making decanting more likely. 

To prepare for the next phase of Awaab’s Law, it is wise to seek the support of legal experts. Our team can review the processes and policies of social housing landlords to ensure that they are compliant with the new requirements. We can advise on best practice for record-keeping, something that is vital should a tenant launch a complaint with the Housing Ombudsman. Awaab’s Law will expand in scope again at the end of 2028 and our team will continue to support social housing landlords with all of the changes. 

Get in touch with our expert team to become confident in managing fall on the level risks.