Who Awaab's Law applies to
Awaab's Law applies to social housing in England, including homes let by councils and housing associations. It does not create the same timetable for private landlords.
The legal deadlines apply when the landlord identifies an emergency hazard or a significant hazard covered by the relevant phase. The word 'significant' is important: not every repair or every patch of mould is automatically placed in that category, although all damp and mould should still be reported.
Phase 1: the rules in force on 1 August 2026
Phase 1 came into force on 27 October 2025. It covers all emergency hazards and significant damp and mould hazards in social homes.
- Emergency hazards must be investigated and made safe within 24 hours.
- A potential significant damp or mould hazard must be investigated within 10 working days.
- If the investigation identifies a significant damp or mould hazard, the landlord must make it safe within 5 working days after the investigation finishes.
- The landlord must usually provide a written summary within 3 working days after the investigation finishes.
- Where supplementary preventative work is needed, it must begin, or steps to begin it must be taken, within 5 working days. If it cannot begin in that period, it must begin as soon as reasonably practicable and within 12 weeks.
Source: GOV.UK
Phase 2: what changes on 30 November 2026
Phase 2 is not yet in force on this page's review date. From 30 November 2026, the significant-hazard requirements are scheduled to extend beyond damp and mould to the categories below. Emergency hazards are already covered under Phase 1.
- Excess cold and excess heat
- Fall hazards
- Structural collapse
- Fire and explosions
- Electrical hazards
- Domestic and personal hygiene and food safety hazards
Source: GOV.UK
What to include when reporting a hazard
Keep a copy of the report, the timestamp, the reference number, and every response. If you cannot make an offered appointment, reply promptly with alternative times.
- What the hazard is and where it is in the home
- When it started and whether it is getting worse
- Why it may require emergency attention
- Who lives in the home and only the information relevant to assessing risk
- How the landlord can contact you and arrange reasonable access
Source: GOV.UK
If you think the landlord has missed a duty
- 1
Keep the urgent repair active
Continue using the emergency or repair route for the unsafe condition; do not rely only on a complaint ticket.
- 2
Ask for the assessment in writing
Request the investigation outcome, hazard decision, safety action, and timetable for remaining work.
- 3
Make a formal complaint
Identify the report dates and the specific update, investigation, safety, or repair action you believe is missing.
- 4
Check independent guidance
Use the Housing Ombudsman and GOV.UK guidance to confirm the appropriate next route for a social housing complaint.
Sources: GOV.UK; Housing Ombudsman
This resource provides general information for tenants in England. It is not legal advice and does not assess responsibility, eligibility, or the likely outcome of a complaint or claim.