Guide · England
Awaab’s Law timescales explained
The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 — Awaab's Law — set fixed deadlines for social landlords to investigate hazards and make homes safe. Phase 2 extends them to more hazard types from 30 November 2026.
| Duty | Emergency hazard | Significant hazard |
|---|---|---|
| Investigate | 24 hours | 10 working days |
| Written summary to tenant | — | 3 working days after investigation |
| Make safe (relevant safety work) | 24 hours | 5 working days after investigation |
| Preventative (supplementary) work | As for significant | Steps within 5 working days; physically begun within 12 weeks |
Worked example: a significant hazard reported today
Aware Tuesday 6 October 2026 → investigate by Tuesday 20 October 2026; if investigated that day, summary by Friday 23 October 2026, safety work by Tuesday 27 October 2026, preventative work physically begun by Tuesday 12 January 2027. Calculate your own.
The phases
- Phase 1 — from 27 October 2025: damp and mould, and all emergency hazards.
- Phase 2 — from 30 November 2026: excess cold, excess heat, falls, structural collapse and falling elements, fire and explosions, electrical hazards, domestic hygiene, pests and food safety.
- Phase 3 — 2027: the remaining Housing Health and Safety Rating System hazards, except overcrowding.
How working days are counted
Periods begin with the day after the landlord becomes aware of a potential hazard (or after the investigation concludes). Weekends and bank holidays in England don't count. The 24-hour emergency clock runs continuously, nights and weekends included.
Investigations and the written summary
Investigations can sometimes be remote — for example from good photos or video — but the tenant can ask for an in-person investigation and the landlord must arrange it. The written summary must explain what was found, whether a significant or emergency hazard was identified, what safety and preventative work will be done and when, and how to complain.
Alternative accommodation
If relevant safety work can't be completed in time, the landlord must offer suitable alternative accommodation at its own cost until the home is safe, unless the tenant declines.
Records
Keep a record of every step and of anything outside your control — no access, contractor delays, specialist surveys. The Housing Ombudsman will ask for it if a resident complains.
Private landlords in England
Awaab's Law doesn't yet apply to private renting. The government intends to extend it through the Renters' Rights Act 2025, with timescales to be confirmed. Many agents are already using the social-housing timescales as a benchmark — RepairClock tracks them that way for English private lets, clearly labelled.
Frequently asked questions
Who does Awaab's Law apply to?
Social landlords in England (housing associations, councils and other registered providers), from 27 October 2025. The government intends to extend it to the private rented sector through the Renters' Rights Act 2025, on a timetable still to be confirmed.
What are the Awaab's Law timescales?
Emergency hazards: investigate and make safe within 24 hours. Significant hazards: investigate within 10 working days, give the tenant a written summary within 3 working days of the investigation, complete relevant safety work within 5 working days, and begin (or take steps to begin) supplementary preventative work within 5 working days, physically starting within 12 weeks.
Which hazards are covered?
Phase 1 (from 27 October 2025): damp and mould, and all emergency hazards. Phase 2 (from 30 November 2026): excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene, pests and food safety. Phase 3 (2027): the remaining HHSRS hazards except overcrowding.
What if safety work can't be finished in time?
The landlord must offer suitable alternative accommodation, at its expense, until the home is safe, unless the tenant declines. Keep a record of the offer and the tenant's decision.
Sources
- GOV.UK — Awaab’s Law in the social rented sector (collection)
- GOV.UK — Awaab’s Law: guidance for social landlords
- GOV.UK — Awaab’s Law Phase 2 guidance
This guide summarises the rules for convenience. It isn't legal advice.
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