Awaab's Law checklist for social landlords

What is Awaab’s Law?

Awaab’s Law is the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. It came into force on 27 October 2025 and sets fixed timescales for social landlords in England to investigate hazards, tell tenants what they found, and make homes safe. It is named after Awaab Ishak, who died in 2020 aged two from a severe respiratory condition caused by prolonged exposure to mould in his home.

The Social Housing (Regulation) Act 2023 made these requirements a term implied into social tenancies, through section 10A of the Landlord and Tenant Act 1985. A tenant whose landlord does not comply can take court action for breach of contract, and can also use the landlord’s complaints procedure and the Housing Ombudsman. The regulations do not provide for fines; a court can order the landlord to do the work, pay compensation, and pay some or all of the tenant’s legal costs.

Who does Awaab’s Law apply to?

It applies to registered providers of social housing in England: local authority landlords and private registered providers such as housing associations. It covers almost all social housing let under a tenancy, including temporary and supported accommodation occupied under a tenancy.

It does not cover homes occupied under a licence, long leaseholds, shared ownership or other low-cost home ownership. It does not currently apply to private rented homes. Landlords stay responsible for compliance when they use contractors or managing agents.

How are the days counted?

The day the landlord becomes aware of a potential hazard is day zero, and day 1 is the next working day. The same rule applies after an investigation: day 1 of the written summary and safety work periods is the day after the investigation concludes. The one exception is the emergency timescale, where the 24 hours start as soon as the landlord becomes aware.

These are maximum timescales. The guidance expects faster action where the circumstances call for it, and where another law sets a shorter timescale, such as gas safety rules or the Right to Repair Regulations for council tenants, the shorter one applies. You can work out the dates for a case with the Awaab’s Law deadline calculator.

The phases of Awaab’s Law

Awaab’s Law is being introduced in three phases, according to the GOV.UK Awaab’s Law collection.

• Phase 1, in force since 27 October 2025: all emergency hazards, and significant hazards from damp and mould.
• Phase 2, due on 30 November 2026: the government’s guidance notes the amending regulations are subject to Parliamentary approval. Significant hazards will also include excess cold; excess heat; falls on the level, on stairs and between levels; structural collapse; fire and explosions; electrical hazards; and domestic hygiene, including personal hygiene and food safety.
• Phase 3: the remaining Housing Health and Safety Rating System hazards, except overcrowding. The Phase 1 guidance said this would follow in 2027; the Phase 2 guidance does not give a date.

The Phase 1 guidance applies until 11:59pm on 29 November 2026, and the Phase 2 guidance and its hazards triage annex apply from 30 November 2026. The government has published the text of the regulations as they will apply from that date. HousingSurvey Pro has a fuller Phase 2 explainer.

Significant or emergency: how to triage

Triage is part of the landlord’s first decision, not a separate step with its own time allowance. Each hazard in scope is significant or emergency, judged by what a reasonable landlord would do knowing what they know, or ought to know, about the health and circumstances of the people living there.

• Phase 1: a significant hazard is one a reasonable landlord would take steps to make safe as a matter of urgency; an emergency hazard is one they would take steps to make safe within 24 hours.
• From Phase 2: a significant hazard is one a reasonable landlord would make safe within 15 working days; an emergency hazard is one they would make safe within 24 hours. The test is objective, so the landlord’s own budget or staffing is not a reason to rate a hazard lower.

The guidance gives examples of possible emergency hazards, including gas or carbon monoxide leaks, broken boilers, total loss of water supply, exposed wiring, broken external doors or windows that leave the home insecure, and prevalent damp or mould that is having a material effect on a tenant’s health. These are illustrations, not a fixed list: the same defect can be an emergency for one household and significant for another.

For damp and mould, the triage annex points to circumstances that increase risk: children aged 14 or under, pre-existing conditions such as asthma or COPD, weakened immune systems, mental health conditions, pregnancy, and mobility issues that mean more time indoors. It also weighs how extensive the mould is, which rooms it is in and how long it has been there. A small isolated patch on grout or sealant, with no wider issue and no likely serious health outcome, would not usually be in scope. For the investigation itself, see our damp and mould inspection checklist.

What must the written summary say?

The regulations set the content of the written summary. It must include:

1. whether the investigation found a significant or emergency hazard, and what the hazard is (except after a further investigation);
2. if action is required, what the action is and a target timeframe for beginning and completing it;
3. if no action is required, that no action is required under the regulations and why;
4. how to contact the landlord.

“Action” includes temporary safety measures, follow-up investigations, safety work, preventative work and alternative accommodation. The target dates are not legally binding, but the landlord must take reasonable steps to keep the tenant informed about the timing and progress of the work. The guidance says summaries should be clear and easy to understand, not long or technical. There is more on wording and delivery in HousingSurvey Pro’s written summary guide.

Access, delays and the reasonable endeavours defence

The regulations give the landlord a right to enter to comply with them, at reasonable times of day and with at least 24 hours’ written notice. The guidance expects landlords to work with the tenant on access: a range of appointment times, several ways of making contact, and interpreters or a representative where needed.

Landlords have a defence if they can prove they used all reasonable endeavours to comply but could not for reasons genuinely beyond their control, such as being unable to get access despite repeated attempts or having no suitable alternative accommodation nearby. The defence only works with records, so log every attempt, decision and message as it happens. The courts decide in each case whether the landlord did enough.

How Awaab’s Law relates to the HHSRS

Awaab’s Law uses the hazard types of the Housing Health and Safety Rating System, apart from overcrowding, but it does not require an HHSRS assessment. The HHSRS scores risk for a notional occupant from the most vulnerable age group; Awaab’s Law looks at the household actually living there. Our HHSRS hazard checklist covers the 21 hazards used in England since June 2026, useful preparation for Phases 2 and 3.

Official sources

• The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (legislation.gov.uk)
• Awaab’s Law Phase 1: Guidance for social landlords (GOV.UK)
• Awaab’s Law Phase 2: Guidance for social housing landlords (GOV.UK)
• Awaab’s Law Phase 2: Hazards guidance for social landlords (GOV.UK)
• Awaab’s Law: Guidance for tenants in social housing (GOV.UK)
• Housing Ombudsman Complaint Handling Code

For a fuller explanation of each requirement, read the complete guide to Awaab’s Law on HousingSurvey Pro.