Answers
What are the Awaab's Law time limits for repairs?
Checked 20 June 2026
Under Awaab's Law, since 27 October 2025 social landlords in England must act to fixed deadlines once you report a hazard. They have 24 hours to investigate and make an emergency hazard safe, and 10 working days to investigate a significant hazard, then 5 working days after that investigation to complete the safety work, with a written summary of the findings within 3 working days.
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Key facts
- 24 hours to investigate and make an emergency hazard safe.
- 10 working days to investigate a significant hazard once you report it.
- 5 working days after the investigation ends to complete the safety work.
- A written summary of the findings within 3 working days of the investigation.
- It applies to social landlords (councils, housing associations and ALMOs) in England, in force from 27 October 2025.
What Awaab's Law is
Awaab's Law is the common name for section 10A of the Landlord and Tenant Act 1985, inserted by the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 and in force from 27 October 2025. It is named after Awaab Ishak, who died after prolonged exposure to mould in social housing. It puts fixed, legally binding deadlines on social landlords to deal with serious hazards.
Emergency hazard deadlines
If the hazard is an emergency, one that poses an imminent and significant risk, the landlord has 24 hours to investigate it and make the home safe. If they cannot make it safe within 24 hours, they must offer suitable alternative accommodation.
Significant hazard deadlines
For a significant hazard, the landlord has 10 working days to investigate after you report it, and must give you a written summary of the findings within 3 working days of the investigation. They then have 5 working days after the investigation ends to complete the work needed to make the home safe.
Who Awaab's Law covers
Awaab's Law currently applies to social landlords in England: councils, housing associations and ALMOs. It does not yet apply to private landlords. The Renters' Rights Act 2025 contains powers to extend similar duties to the private rented sector, but the government has not announced the start date.
What to do if your landlord misses a deadline
Report the hazard in writing and keep a copy, so the deadline clock has a clear start date. If your landlord misses an Awaab's Law deadline, keep evidence of the breach. We check whether you may have a claim. If you do, we refer you to an SRA-regulated panel solicitor who gives legal advice and runs the case.
Related questions
When did Awaab's Law come into force?
It came into force for social landlords in England on 27 October 2025.
Does Awaab's Law apply to private landlords?
Not yet. It applies to social landlords in England. The Renters' Rights Act 2025 contains powers to extend similar duties to private landlords, but the government has not announced the start date.
What counts as an emergency hazard under Awaab's Law?
A hazard that poses an imminent and significant risk to health or safety. The landlord must investigate and make it safe within 24 hours.
What if my landlord misses an Awaab's Law deadline?
Missing a deadline is a breach. Keep written records of what you reported and when, and you may be able to claim for the disrepair and any harm it caused.
Sources and legislation
If your landlord has left repairs undone, We check whether you may have a claim. If you do, we refer you to an SRA-regulated panel solicitor who gives legal advice and runs the case. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
By: Support for Tenants editorial team
Published:
Reviewed against current housing law for England and Wales as at 20 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.