What do the Awaab's Law regulations actually say?
By Katie Richardson, Operations Director · Reviewed and maintained by Jigsaw Conferences' Emergency Accommodation & Housing Team
This content is independently researched using official UK Government guidance and recognised housing sector sources. It is reviewed regularly by Jigsaw Conferences' operational housing team and reflects current best practice at the time of publication. It is provided for general information only and should not be considered legal advice.
Quick answer
The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042) set legally binding timescales for social landlords in England to investigate and remedy hazards, require written findings for tenants, and oblige landlords to fund suitable alternative accommodation when homes cannot be made safe in time. They are implied into tenancy agreements, so tenants can enforce them directly.
What are the prescribed requirements?
- Legal requirement
The Regulations prescribe requirements for investigating and acting on “emergency hazards” and “significant hazards” in social rented homes in England, with fixed timescales for each stage.
Source: Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042)
- Legal requirement
The requirements take effect as implied terms of social tenancy agreements — a landlord that misses a deadline is in breach of the tenancy, and the tenant can seek enforcement through the courts.
Source: Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042)
- Legal requirement
An emergency hazard poses an imminent and significant risk of harm; a significant hazard presents a significant risk of harm to the health or safety of the actual occupants.
- Legal requirement
The Regulations are made under section 42 of the Social Housing (Regulation) Act 2023, inserted following the death of Awaab Ishak.
Which timescales do the Regulations prescribe?
| Obligation | Timescale | Status |
|---|---|---|
| Investigate AND complete safety work for an emergency hazard | Within 24 hours of becoming aware | Legal requirement |
| Investigate a potential significant hazard (damp & mould in Phase 1) | Within 10 working days of becoming aware | Legal requirement |
| Give the tenant a written summary of investigation findings | Within 3 working days of the investigation concluding | Legal requirement |
| Complete relevant safety work on a confirmed significant hazard | Within 5 working days of the investigation concluding | Legal requirement |
| Begin supplementary preventative work | Within 5 working days of the investigation concluding — or as soon as reasonably practicable, and no later than 12 weeks | Legal requirement |
| Secure suitable alternative accommodation if the property cannot be made safe in time | Immediately, at the landlord’s expense, until the home is safe | Legal requirement |
Which official Awaab's Law guidance and PDFs exist?
Government publishes the authoritative documents — all free on GOV.UK (linked in Related knowledge below):
- Awaab's Law: guidance for social landlords — the operational guidance covering timescales, investigations and alternative accommodation.
- Awaab's Law: guidance for tenants in social housing — the plain-English tenant version.
- Phase 2 guidance and hazard-triage support documents — published ahead of the 30 November 2026 extension.
- The Regulations themselves (SI 2025/1042) on legislation.gov.uk.
- Prefer a one-page operational summary? Our free timescales quick-reference PDF condenses every deadline — no email required.
How does this fit social housing regulation more widely?
- Government guidance
Awaab’s Law sits alongside the Housing Health and Safety Rating System (HHSRS), the Decent Homes Standard and the Regulator of Social Housing’s consumer standards — it adds fixed timescales where those frameworks assess and rate.
Source: GOV.UK — Awaab's Law in the social rented sector (collection)
- Government guidance
Complaint escalation runs landlord complaints process first, then the Housing Ombudsman; the Regulator of Social Housing addresses systemic landlord failures.
Source: GOV.UK — Awaab's Law in the social rented sector (collection)
- Industry best practice
For landlords, the connective tissue between all of these frameworks is the evidence trail: one timestamped file per hazard, from awareness to resolution or decant.
Download the quick reference
Regulation questions answered
Do the Regulations apply to all social housing?
They apply to the social rented sector in England — homes let by registered providers including housing associations and local authorities. Some tenure types have specific provisions; landlords should check the Regulations and guidance for scope details.
Are the timescales different for vulnerable residents?
The prescribed deadlines are the same, but guidance directs landlords to treat them as maximums and act faster where occupants are vulnerable — and the person-centred assessment means the same defect can be a significant hazard in one household and not in another.
What is the difference between the Regulations and the guidance?
The Regulations (SI 2025/1042) are the binding law. The GOV.UK guidance explains how government expects landlords to meet them. Courts and the Ombudsman will look at both — compliance with guidance is strong evidence of compliance with the duty.
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Published 11 August 2026 · Last updated 11 August 2026 · Legislative statements verified 11 August 2026 against GOV.UK and legislation.gov.uk (sources cited inline).