Awaab's Law: repair timescales for social landlords, explained
Awaab's Law sets statutory timescales for social landlords in England to investigate and fix serious hazards. Phase 1 is in force and covers emergency hazards and damp and mould. This guide sets out the phases, the deadlines and the records a landlord needs.
What Awaab's Law requires
Awaab's Law — introduced through the Social Housing (Regulation) Act 2023 and brought in by regulations in phases — requires registered providers of social housing in England to investigate and address serious hazards within set timescales. It applies to homes let under social tenancies, not to long leaseholds or owner-occupied homes. It is named after Awaab Ishak, whose death was linked to prolonged exposure to mould.
Legal basis — Social Housing (Regulation) Act 2023 and the Awaab's Law regulations · MHCLG / GOV.UK guidance for social landlords · Jurisdiction — England, social rented sector
Phase 1 (from 27 October 2025): the timescales
| Step | Timescale |
|---|---|
| Emergency hazards — investigate and make safe | As soon as reasonably practicable, and within 24 hours |
| Significant hazards (incl. damp & mould) — investigate | Within 10 working days of becoming aware |
| Written summary to the tenant | Within 3 working days of the investigation ending |
| Relevant safety work | Within 5 working days of the investigation ending |
| Further preventative work | Begun within 5 working days; physically started within 12 weeks where not immediate |
If the home cannot be made safe in time, the landlord must offer suitable alternative accommodation at their own expense. A defence applies where the landlord used all reasonable endeavours but was prevented by circumstances genuinely beyond their control.
Timescales — Awaab's Law Phase 1 guidance for social landlords (GOV.UK)
Phase 2 (from 30 November 2026): the same timescales are extended to further significant hazards — excess cold and excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic hygiene (including food safety). A later Phase 3 is set to cover the remaining HHSRS hazards apart from overcrowding; a date has not yet been confirmed.
Phase 2 — Awaab's Law Phase 2 guidance for social landlords (GOV.UK), comes into force 30 November 2026 · Phase 3 — remaining HHSRS hazards apart from overcrowding, date to be confirmed
The obligation, and how to evidence it
Awaab's Law turns a report into a clock: hazard reported → triage → investigation → written summary → safety work → preventative work → completion, each with a deadline and a record. Being able to show, for every case, when you were told, what you did and when, is the heart of compliance. Complys for social housing keeps damp-and-mould and hazard cases logged against each home with dates and evidence, alongside the big-six certificates and complaints handled to the Housing Ombudsman code. Phase 2 comes into force on 30 November 2026, extending the same timescales to further significant hazards — excess cold and excess heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene — with a later Phase 3 (the remaining HHSRS hazards apart from overcrowding) to follow, so the same case-tracking discipline will matter more over time.
Awaab's Law — FAQs
Who does Awaab's Law apply to?
Registered providers of social housing in England, for homes let under social tenancies. It does not apply to long leaseholds or owner-occupied homes. Named after Awaab Ishak, it was introduced through the Social Housing (Regulation) Act 2023 and is being brought in through regulations in phases.
What are the Phase 1 timescales?
Phase 1 (from 27 October 2025) covers all emergency hazards and damp and mould presenting a significant risk of harm. Emergency hazards must be investigated and made safe as soon as reasonably practicable, and within 24 hours. For significant hazards including damp and mould, the landlord must investigate within 10 working days, give the tenant a written summary within 3 working days of the investigation ending, complete relevant safety work within 5 working days of the investigation ending, and begin any further preventative work within 5 working days (physically starting within 12 weeks where it cannot be done at once).
What happens if the work cannot be done in time?
If the home cannot be made safe within the timescales, the landlord must offer suitable alternative accommodation at their own expense until the work is complete. There is a defence where a landlord can show they used all reasonable endeavours but were prevented by circumstances genuinely beyond their control.
Will Awaab's Law expand beyond damp and mould?
Yes. Phase 2 comes into force on 30 November 2026, extending Awaab's Law to further significant hazards: excess cold and excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic hygiene (including personal hygiene and food safety). A later Phase 3 is set to extend to the remaining HHSRS hazards apart from overcrowding, though a date for Phase 3 has not yet been confirmed.
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