The Awaab's Law statutory timeline, explained.
Awaab's Law gives statutory force to repair timescales through the implied term in section 10A of the Landlord and Tenant Act 1985, inserted by the Social Housing (Regulation) Act 2023. The timescales came into force for the social rented sector in England on 27 October 2025, starting with emergency hazards and damp and mould, with further HHSRS hazards phased in during 2026 and 2027. Here is how the clock runs — and what you need to prove at each stage.
Work out your deadlines for a real case
Enter the date you became aware of a damp and mould hazard and get the statutory investigation, written-summary and make-safe dates — working days computed for you.
Open the Awaab's Law deadline calculator →The two tracks
Every reported hazard runs on one of two tracks. The standard track covers investigation, written summary and repair, counted in working days. The emergency track requires a significant and imminent risk to be made safe within 24 hours. A single case can move between tracks as severity becomes clear on inspection.
Stage by stage
- 1. Investigate. Once a hazard is reported, you must investigate within the statutory window. The evidence needed: the date the report was received, and a dated, geo-stamped inspection record of what was found.
- 2. Written summary. You must give the tenant a written summary of the investigation findings. The evidence needed: the summary itself and the date it was issued, tied to the same property record.
- 3. Begin repairs. Where a hazard is found, repairs must begin within a further set period. The evidence needed: the works instruction, start date, and completion record.
- 4. Emergency make-safe (parallel). Any emergency hazard must be made safe within 24 hours, regardless of where the standard track has reached. The evidence needed: a time-stamped make-safe record.
Why each stage needs a contemporaneous record
A deadline you met but can't prove you met is, at the Housing Ombudsman, a deadline you may be treated as having missed. That's why HousingSurvey Pro attaches the statutory clock to the work order and captures a dated, tamper-evident record at every stage — so the timeline isn't just tracked, it's evidenced. See how this works for housing associations and their contractors.
Frequently asked questions
When did Awaab's Law come into force?
The Awaab's Law timescales came into force for the social rented sector in England on 27 October 2025, initially covering emergency hazards and damp and mould. Further HHSRS hazard categories are phased in during 2026, with the remaining hazards (except overcrowding) following in 2027. The framework is confirmed to extend to the private rented sector through the Renters' Rights Act.
Are the timescales counted in calendar days or working days?
The investigation and repair windows are counted in working days, while the emergency make-safe obligation is counted in hours. Because the exact windows are being phased in by hazard type, always confirm the current statutory figures that apply to the specific hazard and tenure before relying on them.
What are the stages of the Awaab's Law timeline?
In broad terms: (1) investigate the reported hazard within the statutory window; (2) provide the tenant with a written summary of the findings; (3) begin repairs within a further set period; and, running in parallel, (4) make safe any emergency hazard within 24 hours. Each stage needs a dated, contemporaneous record to be demonstrable.
This page is general information, not legal advice. Statutory timescales are counted in working days, differ between nations, and are being phased in — always confirm current requirements with your compliance team.