What are Awaab's Law timescales for repairs?
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
Awaab's Law sets fixed deadlines: emergency hazards must be investigated and made safe within 24 hours; potential significant damp and mould must be investigated within 10 working days; confirmed hazards made safe within 5 working days of the investigation concluding; and the tenant given a written summary within 3 working days. Miss the deadlines, and the landlord must fund suitable alternative accommodation.
The complete timescale table
| 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 |
When does the clock start?
- Government guidance
Timescales run from the point the landlord “becomes aware” of the potential hazard — which includes reports from tenants, staff, contractors or third parties, not only formal complaints.
- Government guidance
Working days exclude weekends and bank holidays; the 24-hour emergency deadline is a calendar deadline and runs continuously.
- Government guidance
Government guidance tells landlords to treat the prescribed timeframes as maximums, and to act faster for vulnerable residents.
- Jigsaw delivery experience
In practice, the landlords who hit these deadlines consistently are those with pre-agreed accommodation supply. Sourcing a family-suitable placement from a standing start consumes most of a 24-hour window on its own.
How do the deadlines chain together on a live damp and mould case?
A worked sequence for a Phase 1 significant hazard reported on a Monday:
- Day 0 (Mon): tenant reports mould. The landlord is now “aware” — the 10-working-day investigation window opens.
- By day 10 (Fri, week 2): a competent person completes the investigation, assessing the actual household, not a notional occupant.
- Within 3 working days of the investigation concluding: the tenant receives the written summary of findings.
- Within 5 working days of the investigation concluding: relevant safety work is complete — or the household is moved into suitable alternative accommodation at the landlord’s expense.
- Within 5 working days (or at latest 12 weeks): supplementary preventative work begins to stop recurrence.
Which hazards do the deadlines apply to in each phase?
| Phase | In force | Hazards covered |
|---|---|---|
| Phase 1 | 27 October 2025 (live now) | All emergency hazards, plus significant damp and mould |
| Phase 2 | 30 November 2026 | Adds excess cold, excess heat, falls (on the level, on stairs, between levels), structural collapse, fire and explosions, electrical hazards, and domestic hygiene including food safety |
| Phase 3 | 2027 (scheduled) | All remaining HHSRS hazards, excluding overcrowding |
Work out your deadlines for a live case
Response timeline calculator
Working days exclude weekends and English bank holidays; this tool excludes weekends only, so always verify against the calendar. Illustrative planning aid based on SI 2025/1042 — not legal advice.
Download the quick reference
Timescale questions answered
Do the timescales pause if the tenant refuses access?
Guidance recognises that landlords must take all reasonable steps to gain access, and should document every attempt. Access refusal does not remove the duty — it changes what “reasonable steps” look like, and the evidence trail becomes critical if the case is later examined by the Ombudsman or a court.
Is 24 hours enough time to rehouse a family?
Only with preparation. A suitable placement needs bedrooms for the household size, school-run distance, accessibility and pets resolved — plus billing agreed. That is why landlords increasingly hold pre-contracted emergency accommodation arrangements rather than sourcing reactively; Jigsaw operates a 24/7 line for exactly this scenario.
What must the written summary contain?
A summary of the investigation’s findings — whether a hazard was found, its severity, and what the landlord will do next with target dates. It must reach the tenant within 3 working days of the investigation concluding.
Do the same deadlines apply in Phase 2?
Yes. From 30 November 2026 the same investigation and safety-work deadlines extend to excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene — which materially increases the volume of cases most landlords must handle.
Facing a live decant or building compliance capacity?
Our accommodation team places displaced households 24/7 — hotels for tonight, serviced apartments for the repair period, one auditable invoice. Free to the client.
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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).