Awaab's Law sets fixed timescales for social landlords to investigate and fix hazards in homes let on a tenancy. It's named after Awaab Ishak, who died in 2020 after prolonged exposure to mould in his family's home.
Emergency hazards
As soon as reasonably practicable, and within 24 hours of becoming aware, you must investigate and complete the relevant safety work to make the home safe. The 24 hours start from the moment you become aware.
Significant hazards
| Step | Latest time |
|---|---|
| Investigate | 10 working days after you become aware |
| Give the tenant a written summary | 3 working days after the investigation concludes |
| Complete the relevant safety work | 5 working days after the investigation concludes |
| Begin, or take steps to begin, preventative work | 5 working days after the investigation concludes |
| Preventative work must begin | 12 weeks after the investigation concludes |
Counting the days
Day 1 is the day after you become aware, or the day after the investigation concludes. Working days are Monday to Friday, not counting bank holidays. For example, if you become aware of a possible significant hazard on Thursday 31 December 2026, you must investigate by Friday 15 January 2027.
If you can't make the home safe in time
You must offer the household suitable alternative accommodation, at your cost, until the home is safe. If the tenant chooses to stay, give them written advice on how to stay safe.
Who decides
Your organisation decides whether a hazard is an emergency or significant hazard. The guidance describes a significant hazard as one that a reasonable landlord, with the relevant knowledge, would make safe within 15 working days, and an emergency hazard as one it would make safe within 24 hours.
Questions
When does the clock start?
When you become aware of a potential hazard. That includes reports made to anyone working for you or on your behalf, such as a contractor, and hazards you find yourself.
Does the 24-hour emergency clock stop at night or at weekends?
No. It counts every hour from the moment you become aware.
What if we can't make the home safe in time?
You must offer the household suitable alternative accommodation, at your cost, until the home is safe.
Sources
This guide is general information, not legal advice.