Does Awaab's Law apply to private landlords?

Not yet in England. The Renters' Rights Act 2025 allows the government to extend it to private renting, and a consultation on how is open until 18 December 2026, so the earliest it could start is 2027. The social housing rules are the template, so they are the standard to work to now.

How long does a landlord have to fix damp and mould under Awaab's Law?

Investigate within 10 working days of finding out. Once the investigation is finished, make the home safe within 5 working days, send the tenant a written summary within 3 working days, and start any preventative work within 5 working days. If that is not possible, it must physically start as soon as reasonably practicable, and within 12 weeks at the latest.

What is an emergency hazard?

A hazard that poses an imminent and significant risk to the tenant's health or safety, such as a gas leak, exposed wiring or no heating in winter. The landlord must investigate and make it safe within 24 hours.

What goes in the written summary to the tenant?

Whether the investigation found a significant or emergency hazard and what it is; what further action you will take, with a target date to start and finish it; or, if no further action is needed, that and the reasons why; and how the tenant can contact you. You need to send one even when no hazard is found.

What if the tenant refuses access?

Keep a record of every attempt to arrange a visit, tell the tenant in writing what you need to do and why, and go in as soon as they let you. Records showing you tried are your best protection if a deadline is missed.

England · working days and bank holidays counted

Awaab's Law hazard clock: how long do I have to fix damp and mould?

Enter when the tenant told you about a hazard and see every deadline to investigate, write to them and fix it, counted in working days.

Your deadlines

Investigate by
Due in 10 working days
Fri 27 Nov 2026
10 working days from when the tenant told you
Send the written summary by
Finish the safety work by
Start the preventative work by

Weekends and bank holidays don't count.

Next: write your summary to the tenant

Repairs, reminders and every deadline in one place.

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Your written summary to the tenant

Once you've investigated, your summary appears here.

What is Awaab's Law?

Awaab's Law is named after Awaab Ishak, a two-year-old who died in 2020 from long exposure to mould in his family's social rented home in Rochdale. The Social Housing (Regulation) Act 2023 created it, and the rules came into force on 27 October 2025.

It sets legal deadlines for social landlords in England (councils and housing associations) to investigate and fix hazards their tenants report. The deadlines are written into every social tenancy, so a tenant can take the landlord to court if they are missed.

The deadlines

Damp, mould and other significant hazards: investigate within 10 working days of finding out. Then, counted from the day the investigation finishes: send the tenant a written summary within 3 working days, finish the work to make the home safe within 5 working days, and start (or take steps to start) any preventative work within 5 working days. If you can't start within 5 working days, the work must physically start as soon as reasonably practicable, and within 12 weeks at the latest.

Emergency hazards: investigate and make the home safe within 24 hours of finding out. These are real hours, not working days. The written summary (3 working days) and preventative work (start within 5 working days, or physically within 12 weeks at the latest) still follow.

When the clock starts and what counts as a working day

The day you find out about a possible hazard is day zero. Day one is the next working day. The same rule applies to the deadlines that run from the end of the investigation.

A working day is any day except Saturday, Sunday, Christmas Day, Good Friday and bank holidays in England and Wales. The 24-hour emergency clock doesn't pause for weekends or nights.

What to do if you'll miss a deadline

Tell the tenant in writing as soon as you know: why it's late and when you'll act. Keep records of every attempt, such as calls, letters and visits the tenant cancelled.

If the home can't be made safe in time, offer the household suitable alternative accommodation until it is. For an emergency, that means within the 24 hours.

Which hazards are covered

Until 29 November 2026, the significant-hazard deadlines cover damp, mould and fungal growth. Emergency hazards of any kind (except overcrowding) are covered already.

From 30 November 2026 the significant-hazard deadlines are due to widen to excess cold and heat, falls, structural collapse and explosions, fire and electrical hazards, and domestic hygiene and food safety. The remaining hazards are planned for a later phase, with no date set yet.

Deadlines at a glance

Damp, mould and other significant hazards: Investigate: 10 working days from the report; Written summary: 3 working days from the investigation; Safety work done: 5 working days; Preventative work started: 5 working days (12 weeks at the latest)
Emergency hazards: Investigate and make safe: 24 hours; Written summary: 3 working days from the investigation; Preventative work started: 5 working days (12 weeks at the latest)

Common questions

Does Awaab's Law apply to private landlords?: Not yet in England. The Renters' Rights Act 2025 allows the government to extend it to private renting, and a consultation on how is open until 18 December 2026, so the earliest it could start is 2027. The social housing rules are the template, so they are the standard to work to now.
How long does a landlord have to fix damp and mould under Awaab's Law?: Investigate within 10 working days of finding out. Once the investigation is finished, make the home safe within 5 working days, send the tenant a written summary within 3 working days, and start any preventative work within 5 working days. If that is not possible, it must physically start as soon as reasonably practicable, and within 12 weeks at the latest.
What is an emergency hazard?: A hazard that poses an imminent and significant risk to the tenant's health or safety, such as a gas leak, exposed wiring or no heating in winter. The landlord must investigate and make it safe within 24 hours.
Do weekends count towards Awaab's Law deadlines?: No. Working days exclude Saturdays, Sundays, Christmas Day, Good Friday and bank holidays in England and Wales. The 24-hour emergency deadline is real hours, so weekends do count there.
What goes in the written summary to the tenant?: Whether the investigation found a significant or emergency hazard and what it is; what further action you will take, with a target date to start and finish it; or, if no further action is needed, that and the reasons why; and how the tenant can contact you. You need to send one even when no hazard is found.
What if the tenant refuses access?: Keep a record of every attempt to arrange a visit, tell the tenant in writing what you need to do and why, and go in as soon as they let you. Records showing you tried are your best protection if a deadline is missed.

Sources

Checked against the Regulations and GOV.UK guidance on 28 October 2026. Bank holidays checked on 28 October 2026. A calculation and a template, not legal advice.

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