Social housing in Northern Ireland is owned by the Northern Ireland Housing Executive (NIHE), with about 83,000 homes, and 19 housing associations regulated by the Department for Communities. A revised Decent Homes Standard was consulted on until 4 March 2026 with no outcome found, and we found no Northern Ireland equivalent of Awaab's Law when we checked in October 2026.
Social housing in Northern Ireland is provided by the Northern Ireland Housing Executive (NIHE) and 19 registered housing associations regulated by the Department for Communities (DfC); councils are not housing authorities. A revised Decent Homes Standard has been consulted on, and we found no Northern Ireland equivalent of Awaab's Law when we checked in October 2026.
Who are the social landlords in Northern Ireland?
The NIHE looks after about 83,000 homes, and its wider footprint covers more than 220,000. It is also the strategic housing authority, the role councils hold elsewhere in the UK.
There are 19 registered housing associations, regulated by the DfC under Article 4(1)(c) of the Housing (Northern Ireland) Order 1992. Connswater merged into Choice on 1 May 2025.
For works, the client is the NIHE or a housing association, not the council.
What is happening with NIHE revitalisation?
Revitalisation of the NIHE has been under discussion since 2021, but no decision on its status has been made. The June 2025 Spending Review agreed to include NIHE borrowing powers in Fiscal Framework talks, but no borrowing powers had been secured as at June 2026.
The question remains unresolved, so check the latest position before planning around long-term NIHE investment.
Is the Decent Homes Standard changing?
The DfC consulted on a revised Decent Homes Standard for social housing, the first revision since 2004. The proposals included a baseline for repair timescales. The consultation closed on 4 March 2026, and we found no published outcome when we checked in October 2026.
Until an outcome is published, do not treat the proposed changes as in force. Keep stock condition and repair records that show the position of each home, so you can respond whichever way the standard changes. See stock condition and planned works.
Is there an Awaab's Law in Northern Ireland?
We found no Northern Ireland equivalent of Awaab's Law when we checked in October 2026. Awaab's Law applies to England only, and Scotland has its own Investigation and Commencement of Repair (Scotland) Regulations 2026.
In the meantime, set damp and mould response times in your own policies and contracts. Dated inspections, photos, moisture readings and no-access records still help you show how each report was handled. See damp and mould remediation.
How is social housing work procured?
The Procurement Act 2023, live since 24 February 2025, covers England, Wales and Northern Ireland.
- Construction & Procurement Delivery (CPD) is the central purchasing body. Its Pan-Government Property Maintenance Framework runs from 1 May 2024 to 30 April 2027, with a one-year option, for projects up to £75k.
- The NIHE runs its own tenders, such as response maintenance (tender notice of 11 September 2026).
- Procedures: contracts use the open procedure or the competitive flexible procedure. Frameworks generally last up to 4 years, and dynamic markets replace dynamic purchasing systems, which expire automatically on 23 February 2029 if set up under the Public Contracts Regulations 2015.
- Thresholds: from 1 January 2026, the works threshold is £5,193,000 and the sub-central goods and services threshold is £207,720.
- Registration: suppliers register on the Central Digital Platform through GOV.UK One Login and share their unique identifier before contract award.
- Payment: valid invoices under public contracts and public sub-contracts must be paid within 30 days.
See procurement and frameworks explained.
How are adaptations funded?
The NIHE administers the Disabled Facilities Grant (DFG) for owners, landlords and private tenants, after an occupational therapist (OT) referral through the Health and Social Care Trust. The NIHE adapts its own homes, and for housing association tenants the DfC releases the grant.
The DFG maximum differs between official sources. nidirect says up to £35,000 (up to £70,000 in some cases), while gov.uk still says £25,000. Check the current figure with the NIHE before quoting it. Because works follow the OT's recommendations, allow time for referral, assessment and grant approval in adaptation programmes. See the adaptations funding guide.
How do the rules differ from the rest of the UK?
- Housing authority: the NIHE holds this role, not councils.
- Damp and mould timescales: England has Awaab's Law and Scotland has its 2026 repair regulations; we found no Northern Ireland equivalent when we checked in October 2026.
- Decent Homes: Northern Ireland's standard is under review with no outcome found, while England's reformed standard must be met by 2035.
- Social value: the Public Services (Social Value) Act 2012 extends to England and Wales only, and transferred Northern Ireland authorities are excepted from the duty to have regard to the National Procurement Policy Statement.
What should you evidence while the rules are pending?
With the standard under review and no Awaab's Law equivalent, good records protect you whichever way the rules change. Ask contractors for:
- dated stock condition data from physical surveys;
- repair records with timestamps from report to completion;
- damp and mould inspections with photos and moisture readings;
- evidenced no-access attempts;
- electrical, gas and fire safety records matched to each property.
What are the rules at a glance?
| Rule | Applies to | Key requirement | Status |
|---|---|---|---|
| Housing association regulation | 19 registered housing associations | Regulated by the DfC | In force |
| NIHE revitalisation | NIHE | Decision on status and borrowing powers | Unresolved |
| Decent Homes Standard review | Social housing | Revised standard, including a repair timescale baseline | Consultation closed 4 March 2026; no outcome found |
| Awaab's Law equivalent | Not applicable | No equivalent | None found (checked October 2026) |
| Procurement Act 2023 | Contracting authorities | Competitive procedures; 30-day payment | In force since 24 February 2025 |
| CPD Property Maintenance Framework | Projects up to £75k | Pan-government framework | Runs to 30 April 2027, plus one-year option |
| Disabled Facilities Grant | Owners, landlords and private tenants | OT referral first | Maximum differs between official sources |
Check the current legislation or take advice for your own case.
How we help
We deliver repairs, damp and mould, planned and adaptations works to your specifications and timescales, with dated records and photos for your evidence. We can work direct or as a tier-2 partner to framework contractors. Request a quote or contact us.
Common questions
Do councils in Northern Ireland commission social housing repairs?
No. Councils in Northern Ireland are not housing authorities. Social housing works are commissioned by the NIHE or by housing associations.
Does the CPD property maintenance framework cover large projects?
No. The Pan-Government Property Maintenance Framework is for projects up to £75k. Larger social housing work is let through other routes, such as the NIHE's own tenders.
Who pays for adaptations in a housing association home?
The Department for Communities releases the grant for housing association tenants. The NIHE adapts its own homes, and administers the Disabled Facilities Grant for owners, landlords and private tenants.
Sources
- NIHE annual report 2024–2025
- NIHE: about the Housing Executive
- Department for Communities: housing regulation and registered housing associations
- Pan-Government Property Maintenance Framework 2024
- NIHE response maintenance tender notice
- nidirect: Disabled Facilities Grants
- gov.uk: Disabled Facilities Grants, what you'll get
- NIHE: adaptations for housing association tenants
Checked 31 October 2026. This guide summarises the rules for planning purposes and is not legal advice; check the current legislation or take advice for your own case.
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