Landlords to face 24-hour hazard deadline under new Awaab’s Law

 What is Awaab’s Law?

Formally titled the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, the law was laid before Parliament on 25 June and comes into force on 27 October 2025.

It compels social landlords to meet tight response times for investigating and fixing hazards in tenants’ homes, with firm expectations that the sector will shift from reactive management to proactive accountability and transparency.

 Key legal duties for landlords

From October 2025, the following five duties will apply to social housing landlords:

1. 24-hour emergency response: Landlords must investigate and take appropriate action on emergency hazards (e.g., mould, gas leaks, structural collapse) within 24 hours.

2. 10-day investigation rule: If aware of a possible hazard, landlords must investigate within 10 working days.

3. Written findings: Landlords must provide residents with a written summary of findings within three working days of completing the investigation.

4. 5-day safety action window: If the hazard is deemed to present a significant risk, landlords must make the property safe within five working days and begin further works.

5. Temporary rehousing duty: If repairs can’t be completed safely in time, landlords must offer and pay for suitable temporary accommodation until the property is safe to occupy.

By 2026, the duties will expand to cover fire safety, electrical risks, and heating hazards, and by 2027, nearly all risks under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding, will be included.

Will Awaab’s Law apply to the private rented sector?

Although the 2025 law applies only to social landlords, the government has indicated plans to extend similar requirements to the private rented sector. Industry bodies expect a formal consultation within the next 12 months. Property professionals in the private sector should treat this as a clear warning signal to get ahead.

 What this means for the sector

Awaab’s Law is not just about compliance; it marks a cultural turning point in housing regulation. It challenges landlords to rewire their systems, evidence their actions, and rebuild tenant trust.

“This isn’t a case of 'wait and see'. Awaab’s Law signals what good looks like.” said Peter Clark, Managing Director at Ark Workplace Risk.

“From damp and mould to fire risk and structural safety, everything is interlinked. If you can’t coordinate your compliance systems, you’ll fall short of the law, and of resident expectations.”

 Ark Workplace Risk works with over 200 organisations across the UK, providing consultancy and technology solutions that help landlords deliver court-ready, transparent, and robust compliance frameworks, from hazard investigation to long-term risk management.

We empower clients move beyond reactive firefighting and build proactive systems that keep people safe, and regulators satisfied.

 Further developments

Deputy Prime Minister Angela Rayner has confirmed that the government will take a “test and learn” approach to implementation, with further updates expected after the first year.

 Don’t wait - prepare now

Whether you manage social or private housing, the message is clear:

• Be proactive

• Evidence your actions

• Protect your residents, and your organisation

• Don’t settle for box-ticking, lead with accountability