Social Housing Speed Read – Phase 1 of Awaab’s Law implemented
25th November, 2025
Changes to the regulations proposed by "Awaab's Law" were made on 17 October 2025, shortly before its implementation date on 27 October 2025.
Phase 1 of Awaab’s law is now in force. Currently, it applies only to the social rented sector.
Phase 1 focuses on damp, mould, and emergency hazards with the following relevant updates to law and procedure:
Investigating an issue of concern
Once a landlord ‘becomes aware’ of an issue of concern, a competent investigator must complete an inspection within 10 working days – the ‘standard investigation period’.
This inspection does not have to be made in person – but if a physical inspection is requested by the tenant then the landlord has another 10 working days from that point to do so.
What is an issue of concern? This is defined as:
(a) a relevant matter, or
(b) a material change relating to a relevant matter of which a lessor is already aware.
Summary of findings
After the investigation has taken place, the landlord must produce, in writing, a summary of the investigation findings within three days, unless relevant safety works are completed before then.
Significant hazards
Where identified, the relevant safety works must be completed within five days of the conclusion of the investigation.
A significant hazard is described in government guidance as a ‘hazard that poses a significant risk of harm’ – meaning ‘a risk of harm to an occupier’s health or safety that a reasonable lessor with the relevant knowledge would take steps to make safe as a matter of urgency’.
Emergency hazards
Where a landlord becomes aware of an issue of concern and has reasonable grounds to believe there is an emergency hazard (Condition 1) they must ensure an inspection is completed within 24 hours, and that any identified relevant safety works completed 24 hours after conclusion of investigation.
Where a landlord is aware of the emergency hazard (Condition 2) the relevant safety works must be completed within 24 hours.
Examples of emergency hazards include:
- gas or carbon monoxide leaks
- broken boilers
- total loss of water supply
- electrical hazards such as exposed wiring
- significant leaks
- broken external doors or windows that present a risk to home security
- prevalent damp and/or mould that is having a material impact on a tenant’s health
- significant structural defects or disrepair
Suitable alternative accommodation
If relevant safety works cannot be completed within the relevant time periods, the landlord must offer suitable alternative accommodation at their own expense to ensure that occupiers are kept safe.
Defence
Landlords may have a defence for failure to comply with Awaab’s Law provisions if they can prove they have used all reasonable endeavours to comply. However any failure to comply should be attributable to reasons beyond their control. Examples provided in government guidance include access issues, building safety concerns, the requirement to source specialist contractors or difficulty in finding suitable alternative accommodation.
Next steps
The remainder of Awaab’s Law will be phased in over the next 2 years and in full by October 2027. Social housing providers should ensure that their relevant access, inspection and repairs procedures are up to date with these latest changes to ensure compliance.
If you have any queries about how Awaab’s Law might effect you, please get in touch with our specialist social housing lawyers.
Please note that this briefing is designed to be informative, not advisory and represents our understanding of English law and practice as at the date indicated. We would always recommend that you should seek specific guidance on any particular legal issue.
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