No hot water is an emergency. Social landlords must make it safe within 24 hours under Awaab's Law. Here is the law and what to do.
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Direct Answer
No hot water is treated as an emergency. Your landlord must act fast, usually within hours, not days. If you rent from a council or housing association, Awaab's Law says they must make an emergency hazard safe within 24 hours of you reporting it.
What the law says
Section 11 of the Landlord and Tenant Act 1985 makes your landlord responsible for the system that heats your water. The law says repairs must be done in a reasonable time. With no hot water, that means very quickly.
If you rent from a council or housing association, Awaab's Law applies. Since 27 October 2025, an emergency must be made safe within 24 hours. A serious problem must be looked at within 10 working days, with a written summary 3 working days after that, and the safety work begun within 5 working days of the investigation (a 12-week backstop applies to larger jobs).
What to do
- Report it to your landlord in writing today. Say you have no hot water at all.
- Keep a copy of what you sent, with the date and time.
- Ask for it to be treated as an emergency.
- See your doctor if anyone in the home is unwell because of it.
If your landlord does nothing
A no-win-no-fee claim is one route open to you.
- A no-win-no-fee claim: a panel solicitor takes your case. If you do not win, you pay nothing. If you win, you pay an agreed fee out of your compensation, never out of your own pocket, and we explain it clearly before you start.
Support for Tenants is a regulated company, not a solicitor. Panel solicitors run the cases.
Read more about broken heating and hot water or your rights.
Talk to someone
If you have been left with no hot water, call us free on 0800 030 4669.
Sources
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
- Awaab's Law: guidance for social landlords (GOV.UK)
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 20 May 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 and not guaranteed; every case is different.
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What is Section 11? (Landlord and Tenant Act 1985, plain English)
Section 11 is the law that makes your landlord responsible for repairs to the structure, exterior, and key services of your home. Plain English explainer.
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What is Awaab's Law? (plain English)
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