Awaab’s Law: Repair Deadlines, Rules, and Compliance for Landlords

In December 2020, a two-year-old boy named Awaab Ishak died in a Rochdale social house. He died due to a respiratory condition caused by prolonged exposure to black mould where he lived. His parents reported the mould issue many times to their landlord. Nothing was done. No inspection. No repair and no urgency. It wasn’t a single landlord’s ignorance; it was the entire system that failed to provide safe homes.

Awaab’s Law is the government’s direct response to that failure. It came into force on 27 October 2025. It places legally binding repair deadlines on every social housing provider in England to identify and fix hazards. For landlords and housing managers, it replaces discretionary timelines with fixed legal obligations tied to breach of contract liability. For tenants, it creates rights that previously did not exist.

The Renters’ Rights Act has already built the framework to extend it to private landlords in its future phases. Therefore, Estate Agents Ilford guides landlords about Awaab’s Law, including what the law requires, who it applies to, how hazards are classified, what the deadlines are, and what Phase 2, confirmed for 30 November 2026, will add to landlords’ obligations.

What Is Awaab’s Law?

It is named after Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition caused by prolonged black mould exposure. Awaab’s Law is the common name for the Hazards in Social Housing(Prescribed Requirements) (England) Regulations 2025. It was introduced under section 10A of the Landlord and Tenant Act 1985.

Awaab’s Law is the UK legislation that sets legally binding deadlines for landlords to investigate and fix serious hazards in rented homes.

Landlords must investigate and resolve hazards within fixed, specified timeframes. Miss those deadlines, and the tenant can claim breach of contract, go to court to force repairs, recover compensation for any losses and seek damages.

Before Awaab’s Law, a social housing tenant dealing with damp, mould or a cold home had one option: Section 11 of the Landlord and Tenant Act 1985.

Awaab’s Law Phases Implementation

The government has recently announced that Awaab’s Law Phase 2 will come into effect from 30 November 2026.  The government has chosen a phased approach to implement the law, and it is being implemented in three phases:

Who Does Awaab’s Law Apply To?

This law applies to the providers of Social Housing in England. Specifically:

Covered providers

• Local authority housing departments (e.g., council housing stock).
• Housing associations
• Other bodies formally registered to provide social rented accommodation

Covered tenancy types

• Almost all social housing tenancies
• Temporary accommodation lets
• Supported accommodation lets

The law applies to almost all social housing tenancies, including temporary and supported accommodation lets. 

Awaabs Law doesn’t apply to

• Shared ownership properties
• Privately owned homes
• Properties managed by private landlords or letting agents
• Licences in social housing (as opposed to tenancies)
• Owner-occupied accommodation

Housing Health and Safety Rating System (HHSRS)

The Housing Health and Safety Rating System (HHSRS) is England’s official framework for assessing housing hazards, covering 29 categories of risk. Aawaabs law applies to the hazards prescribed by the HHSRS except overcrowding. 

It groups hazards into two bands: 

• Category 1: The most serious risks or those capable of causing death, severe injury, or lasting harm.
• Category 2: Less severe but still significant health and safety risks.

Under Awaab’s Law, a hazard does not need to reach Category 1 level to trigger legal obligations. Also, the law doesn’t require landlords to investigate hazards that were reported before 27 October 2025, unless the hazard is reported again. If the hazard was previously reported and never resolved, reporting it now triggers Awaabs Law’s obligatory actions.

What Hazards Are Covered Under Awaabs Law?

The GOV.UK chose a phased approach to apply this law, starting with the hazards most likely to cause serious harm to all the remaining hazards, respectively.

Phase 1: Mould, Damp, and Emergency Hazards

Phase 1, which has already been implemented, covers two categories:

• All emergency hazards: Any hazard that poses an imminent and significant risk of harm to the health of an occupier. Examples include gas leaks, total loss of water supply, serious water leaks reaching electrical systems, broken external doors or windows posing a security risk, and severe structural defects.
• Significant damp and mould hazards: Damp and mould that cause a significant but not immediate risk of harm. It includes persistent moisture, causing mould growth or worsened damp patches and mould growth in the early stages that require professional attention.

Phase 2: Hazards Expansion (from 30 November 2026)

From 30 November 2026, the fixed investigation and repair timescales will extend to the following additional hazard categories:

• Excess cold and excess heat
• Falls on the level, on stairs, and between levels
• Structural collapse and explosions
• Fire hazards
• Electrical hazards
• Domestic and personal hygiene, including food safety and pest infestation

Phase 3: All Remaining Hazards (2027)

Phase 3 will extend Awaab’s Law to all remaining hazards defined under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.

What Hazards Landlords Are Responsible For?

A hazard is only the landlord’s responsibility when it arises from an issue in a building or land the landlord is responsible for. It can include defects, repair, and maintenance deficiencies. Hazards caused by a tenant’s own actions or ignorance are excluded. But the government has a clear stance on it. Landlords must not assume that a hazard is due to the tenant’s lifestyle. 

For example,  routine cooking, bathing, and drying laundry are not grounds to refuse action. The presence of poor ventilation or inadequate heating is a building deficiency, not a lifestyle choice. Therefore, landlords should investigate promptly and fix these issues. 

Awaab’s Law Timescales: The Full Legal Deadlines

Once a landlord becomes aware of a hazard, the law has set strict timeframes in which they have to respond for investigation, repairs, and provide alternative accommodation if required. 

Emergency Hazard Timeline

For an emergency hazard, a fast response is needed because they present an immediate risk to the health of the occupants. The legal deadline for emergency hazards respnse are: 

Significant Hazard Timeline

Siginificants that are immediate risks to the safety of the tenants, landlords still follow strict legal deadlines for investigation and remedial actions. 

Source: Awaab’s Law: Timeframes for repairs- GOV.UK 

Significant or Emergency Hazards: How to Classify Reported Hazards

Every hazard that is reported must be fully assessed and follow two legal tracks. It’s a legally required action, and the clock of compliance starts when landlords become aware of the issue. Classifying the hazards correctly carries legal weight. The assessor should be competent and able to recognize when the hazards are significant or an emergency.

The “Reasonable Landlord” Test

The definition of “significant” and “emergency” hazard uses a “reasonable landlord” test: would a reasonable landlord make the hazard safe in 24 hours (emergency) or 15 working days (significant)?  The landlord must consider the circumstances of the tenants, such as age, their physical and mental health, and their familiarity with the condition of the home and nature of the hazard. 

An emergency hazard is one where the tenant is particularly vulnerable or is already experiencing symptoms, while a significant hazard is one where tenants are likely to have serious health outcomes if not addressed within set timescales.

The following classifications are drawn from the Awaab’s Law Phase 2 triaging guidance (GOV.UK, updated 31 July 2026):

Quick rule of thumb to classify hazards:

• Emergency Hazard = immediate danger or a vulnerable tenant already showing symptoms as a result of it.
• Significant Hazard = serious risk if left, but no imminent harm right now for tenants recorded.
• If there is doubt, ask if anyone is already harmed or can be harmed in the near future; take it as an emergency.

The Four Types of Investigation

Under Awaab’s Law, there are 4 types of investigation: 

1. Emergency Investigation

Started within 24 hours in case of an emergency. It confirms whether an emergency hazard exists and what urgent repairs are needed. 

2. Standard Investigation

This investigation usually starts within 10 working days if there might be a significant hazard. If it turns out to be an emergency, the faster emergency timeframes then kick in. 

3. Renewed Investigation

If the landlord investigated remotely and the tenant feels that wasn’t enough, they can request an in-person inspection. The landlord must carry this out within 10 working days of the request.

4. Further Investigation

It is used when the landlord can’t immediately identify the cause of a serious issue. They must carry out further checks, such as a structural survey, while still taking steps to keep the tenant safe in the meantime

The Six Legal Duties Every Social Landlord Now Carries

These duties replace informal service standards with fixed legal obligations.  Each duty forms part of a structured compliance system rather than isolated responsibilities.

Investigation

The landlords have to investigate hazards raised by tenants in the stipulated timeframes under the law. This obligation is in place regardless of a risk being notified by a tenant, found during the inspection, or found during internal monitoring. Research should be conducted in the proper way and should not be held up by internal coordination or administration.

Repair duty

After confirming a hazard, landlords have the legal obligation to undertake the repairs or other risk control within the set deadline. This involves long-term repairs, short-term precautions or measures that are required to eliminate exposure to harm. The task is not restricted to the planning of work. It involves physical implementation in order to fix the risk within the stipulated time by law.

Documentation 

Landlords must create official written documents that record their research efforts, subsequent findings, and the measures they implemented. The documentation needs to maintain precise documentation standards through clear and accurate content. The system generates a compliance evidence record which regulators, ombudsman services and courts can access to evaluate compliance with regulations.

Communication

Landlords are required to inform tenants in writing about investigation outcomes, identified risks, and planned actions. This duty ensures tenants are not left without information or clarity about their living conditions or safety risks.

Safety duty

Landlords have a continuing duty to ensure that properties are safe to occupy. This includes preventing exposure to known hazards and controlling risks while repairs are being carried out. Safety is taken as an ongoing legal obligation, not a one-time response to complaints.

Alternative Accommodation 

Where a property can’t be made safe within the required timeframe, landlords must provide alternative accommodation. This duty applies when risks cannot be controlled through temporary measures. This ensures tenants are not forced to remain in unsafe living conditions while compliance actions are pending.

Temporary Measures for Landlords

Landlords don’t always need to fully repair the hazard in the given time. The government’s official guidance confirms that making a property safe through temporary measures satisfies the immediate obligation. 

Accepted temporary measures include:

• Providing a dehumidifier while damp works are scheduled
• Supplying portable heaters while a boiler is being replaced.
• Restricting access to an unsafe area while structural or fall hazards are addressed. 
• They would also offer an alternative accommodation if the repair works tak more time than the deadline. The accommodation depends on the needs, area, tenants work place or schools proximity.  

The immediate eradication of the problem isn’t required. The main purpose of temporary measures that tenants are not left exposed to harm while permanent repairs are arranged. 

Tenant Rights under Awaab’s Law

The regulations create enforceable legal rights for tenants in social housing. 

1. Right to Investigation

Your landlord must investigate any hazard you report. They cannot ignore it or delay it. This must happen within a set time limit.

2. Right to Repairs

Once a hazard is found, your landlord must fix it. If they cannot fix it straight away, they must put temporary measures in place to keep you safe.

3. Right to Written Findings

Your landlord must give you a written report of what they found and what they plan to do. Keep this document. You may need it later.

4. Right to Safe Housing

You have the legal right to live in a safe home. If your landlord knows about a problem and does nothing, they are breaking the law.

5. Right to Escalate

If your landlord does not act, you can take it further. You can complain formally, report them to a regulatory body or take legal action.

6. Right to Alternative Accommodation

If your home cannot be made safe in time, your landlord must find you somewhere else to live. You do not have to stay in an unsafe property while repairs are ongoing. 

What Happens If a Landlord Fails to Comply?

Failure to comply is handled as a regulatory breach, not a service failure. Non-compliance can trigger formal enforcement processes, which can include:

• Regulatory action by housing authorities
• Tenants can take their complaints to the Housing Ombudsman
• They can use online complaint form via the Housing Ombudsman website
• Intervention by the Regulator of Social Housing
• Legal enforcement through the courts
• Formal breach of landlord obligations

Awaab’s Law FAQs