Awaab's Law Timelines: Investigation and Repair Deadlines

Why Awaab’s Law Marks a Turning Point for Damp and Mould in Social Housing

Damp and mould have been a persistent problem in social housing for decades. For too long, the response from landlords was inconsistent: some acted swiftly, others dragged their feet, and tenants had no fixed timescale to point to. That changed on 27 October 2025, when Awaab’s Law came into force in England, introducing enforceable timescales for investigating and dealing with significant damp and mould in social rented homes.

The law takes its name from Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition caused by prolonged mould exposure in his family’s home. According to GOV.UK guidance for social landlords, social landlords must now investigate and make safe emergency hazards within 24 hours, and for significant damp and mould hazards must investigate within 10 working days, give the tenant a written summary within 3 working days of the investigation, complete safety works within 5 working days, and begin preventative works within 5 working days.

These aren’t targets or guidelines. They are requirements set out in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042) and implied into social tenancies.

What makes this legislation significant is that it treats damp and mould as a health hazard first and a maintenance issue second. That changes how landlords must prioritise, resource and document their response. For tenants living with persistent damp, it provides a clear, time-bound right to action.

This article sets out the specific timescales, explains what triggers them, and outlines the practical steps social landlords need to take to comply.

The law is also expanding. The government has said Phase 2 is expected to come into force on 30 November 2026, subject to Parliamentary approval, adding further hazards such as excess cold. Phase 2 adds hazards; it does not change the damp and mould timescales already in force.

Here’s what the damp and mould timeline looks like in practice.

Key Takeaways

• 10 working days to investigate: Landlords must investigate a potential significant damp and mould hazard within 10 working days of becoming aware of it.

• 3 working days to report back: After the investigation concludes, the tenant must receive a written summary of the findings within 3 working days.

• 5 working days for safety works: Where a significant hazard is confirmed, safety works must be completed within 5 working days of the investigation, or the landlord must offer suitable alternative accommodation at its own expense.

• Preventative works: Supplementary works to stop the hazard coming back must begin within 5 working days of the investigation; if that is impracticable, they must physically start within 12 weeks.

• Document everything: Records of each report, contact attempt, finding and works are how a landlord shows what was done and when.

Ten Working Days to Investigate Significant Hazards

The timescale starts when the landlord becomes aware of a potential hazard, for example when a tenant reports damp or mould. Government guidance on Awaab’s Law is clear: the investigation must take place within 10 working days. There is no waiting to see if the problem resolves itself.

The method of investigation should suit the hazard. Whatever method is used, the 10 working day period runs from when the landlord became aware of the potential hazard; it does not restart if an in-person visit turns out to be needed.

What counts as a proper investigation? It’s not enough to look at visible mould and call it condensation. A good investigation identifies the cause, whether that’s faulty or absent ventilation, inadequate insulation, a leak, rising or penetrating damp, a structural defect, or a combination of factors. Treating symptoms without understanding causes won’t solve the problem.

Documentation of every step, from the date the landlord became aware of the hazard to the findings of the investigation, is now an operational necessity. Our guide to Awaab’s Law record-keeping covers this in more detail.

Three Working Days to Share Investigation Results with Tenants

Once the investigation concludes, landlords have 3 working days to give the tenant a written summary of the findings. That’s a tight turnaround, and it requires the investigation itself to produce clear, communicable outputs, not just internal notes.

The written summary should tell tenants what was found, what action is planned, and who to contact if problems persist or get worse. Vague reassurances won’t do. Tenants are entitled to understand what’s happening in their home.

This communication requirement is one of the most operationally demanding parts of the regulations, not because the timescale is impossible, but because it needs a level of process discipline that many housing providers haven’t had to maintain before. Keep a record of every written communication. If a dispute arises later, the paper trail will matter.

Five Working Days for Safety Works, Then Preventative Works

Where an investigation confirms a significant hazard, safety works must be completed within 5 working days of the investigation concluding. If that cannot be done, the landlord must offer suitable alternative accommodation at its own expense until the home is safe.

Making a home safe is not always the end of the job. Regulation 13 requires supplementary preventative works, the longer-term works to stop the hazard returning, to begin within 5 working days of the investigation. If it is impracticable to begin them in that time, they must physically start within 12 weeks and be completed within a reasonable period.

The only relief from these timescales is for circumstances genuinely beyond the landlord’s control. Even then, the landlord must comply as soon as reasonably practicable and keep records of what happened.

Consider an illustrative example. A landlord receives a report of serious mould caused by a persistent leak behind a bathroom wall. It investigates within the 10 working day window, identifies the leak as the cause, sends the tenant a written summary within 3 working days, and completes the safety works (stopping the leak and treating the mould) within 5 working days. It then books replastering and a new extractor fan as preventative works, starting within the following 5 working days. The tenant is kept updated throughout. That’s achievable, but only with the right systems and contractor arrangements already in place.

The message for landlords is straightforward: build the process before you need it. Waiting until a complaint arrives to work out your investigation and repair workflows is how deadlines get missed. Keeping tenants informed throughout, as covered in our guide to Awaab’s Law record-keeping, reduces disputes and shows how the timescales were met.

Frequently Asked Questions

What is Awaab’s Law and how does it affect damp and mould investigation timelines?
Awaab’s Law came into force for social landlords in England on 27 October 2025. For significant damp and mould hazards, landlords must investigate within 10 working days, give the tenant a written summary within 3 working days of the investigation, complete safety works within 5 working days, and begin preventative works within 5 working days (or physically start within 12 weeks if that is impracticable).

What happens if a landlord misses the deadlines under Awaab’s Law?
The requirements are an implied term of the tenancy, so a tenant can bring a claim for breach of contract. Tenants can also complain to the Housing Ombudsman, and the Regulator of Social Housing provides regulatory scrutiny. There is no fixed fine schedule under these regulations.

Does an in-person investigation restart the 10 working day period?
No. The 10 working days run from when the landlord becomes aware of the potential hazard. Choosing or switching to an in-person investigation does not restart them.

What information must landlords provide to tenants after the investigation?
Within 3 working days of the investigation concluding, landlords must give the tenant a written summary of the findings. It should explain what was found, what action is planned and who to contact with questions.

Is there an exception if specialist works are needed?
There is no specialist-works exception. Preventative works must begin within 5 working days of the investigation, or physically start within 12 weeks if that is impracticable. The only relief from the timescales is for circumstances genuinely beyond the landlord’s control, and the landlord must then comply as soon as reasonably practicable.

In this series

Part 2 of 12 in Awaab’s Law: The Complete Guide for Landlords (2026).

• ⬅ Previous: Emergency Hazards Under Awaab’s Law: 24-Hour Response Requirements
• ➡ Next: Awaab’s Law Phase 2 Rollout: 2026 and 2027 Hazard Expansions