The Awaab's Law statutory timeline, explained.
Awaab's Law gives statutory force to repair timescales through the implied term in section 10A of the Landlord and Tenant Act 1985, inserted by the Social Housing (Regulation) Act 2023. The timescales came into force for the social rented sector in England on 27 October 2025, starting with emergency hazards and significant damp and mould hazards. Phase 2 starts on 30 November 2026 and extends the significant-hazard requirements to seven further prescribed hazard categories. Phase 3 will cover the remaining HHSRS hazards except overcrowding; confirm its commencement date in current regulations. Here is how the clock runs — and what you need to prove at each stage.
Work out your deadlines for a real case
Enter the date you became aware of a damp and mould hazard and get the statutory investigation, written-summary and make-safe dates — working days computed for you.
Open the Awaab's Law deadline calculator →Awaab's Law timescales at a glance
| Stage | Current England social-housing deadline | Clock starts |
|---|---|---|
| Potential significant hazard investigation | Within 10 working days | When the landlord becomes aware |
| Written summary | Normally within 3 working days | When the investigation concludes |
| Relevant safety work | Within 5 working days if a significant hazard is found | When the investigation concludes |
| Supplementary preventative work | Begin or take steps within 5 working days; physical work no later than 12 weeks where it cannot start in that window | When the investigation concludes |
| Potential emergency hazard | Investigate and, if confirmed, make safe within 24 hours | When the landlord becomes aware |
The two tracks
Every potential hazard within the current regulations follows one of two tracks. The standard track covers investigation, written summary and repair, counted in working days. The emergency track requires a significant and imminent risk to be made safe within 24 hours. A single case can move between tracks as severity becomes clear on inspection.
Stage by stage
- 1. Investigate. Investigate a potential significant hazard within 10 working days of awareness. Record both the awareness date and when the investigation concluded.
- 2. Written summary. Normally send the tenant the written findings within 3 working days after the investigation concludes. Keep the summary and sent date tied to the property record.
- 3. Safety and preventative work. If a significant hazard is identified, complete relevant safety work and begin or take steps to begin supplementary preventative work within 5 working days after the investigation concludes.
- 4. Emergency make-safe (parallel). Any emergency hazard must be made safe within 24 hours, regardless of where the standard track has reached. The evidence needed: a time-stamped make-safe record.
Why each stage needs a contemporaneous record
A deadline without a reliable supporting record can be harder to demonstrate during a complaint, audit or legal review. HousingSurvey Pro attaches the statutory clock to the work order and captures a dated, tamper-evident record at every stage — so the timeline isn't just tracked, it's evidenced. See how this works for housing associations and their contractors.
Frequently asked questions
When did Awaab's Law come into force?
Phase 1 came into force for social housing in England on 27 October 2025, covering all potential emergency hazards and potential significant damp and mould hazards. Phase 2 starts on 30 November 2026 and extends the significant-hazard requirements to a wider prescribed group. Phase 3 will cover the remaining HHSRS hazards except overcrowding; check current regulations for its commencement date. Extension to England's private rented sector is planned under the Renters' Rights Act 2025, but the government's roadmap puts it in a later phase with implementation timescales subject to consultation.
Are the timescales counted in calendar days or working days?
For a potential significant hazard, investigation is due within 10 working days of awareness. The written summary is normally due within 3 working days after the investigation concludes; relevant safety work and steps to begin supplementary preventative work are due within 5 working days after it concludes. Emergency investigation and safety work must both be completed within 24 hours. Confirm the current rules for the hazard and tenure.
What are the stages of the Awaab's Law timeline?
For a potential significant hazard: (1) investigate within 10 working days of awareness; (2) normally send the written findings within 3 working days after the investigation concludes; (3) complete relevant safety work and begin or arrange supplementary preventative work within 5 working days after it concludes. Potential emergency hazards must be investigated and, if confirmed, made safe within 24 hours. Each stage needs a dated record.
This page is general information, not legal advice. Statutory timescales are counted in working days, differ between nations, and are being phased in — always confirm current requirements with your compliance team.