The shared legislative core
Awaab’s Law is not a single statute. It is a framework of duties imposed on landlords by regulations made under existing housing legislation. This page sets out what it is, what it requires, and how it applies on both sides of the tenancy.
Awaab’s Law sits alongside the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 within UK housing law.
The statutory framework
SI 2025/1042
The regulations that created Awaab's Law. SI 2025/1042 sets out the prescribed timescales within which social landlords must investigate, respond to, and remediate defined hazards. Phase 1 is live from 27 October 2025. Phase 2 is expected later in 2026.
LTA 1985 s.9A
Inserted by the Homes (Fitness for Human Habitation) Act 2018. Implied into every residential tenancy in England: a statutory duty on landlords to ensure the property is fit for human habitation throughout the term. This is a general duty distinct from Awaab’s Law, which sits under a separate provision (see below).
LTA 1985 s.10A
Inserted by section 42 of the Social Housing (Regulation) Act 2023. Implied into every social housing tenancy in England: a statutory duty requiring landlords to comply with hazard-response requirements prescribed by regulation. SI 2025/1042 — Awaab’s Law — is the first set of those prescribed requirements.
HFFHH Act 2018
The legislation that introduced section 9A into the Landlord and Tenant Act 1985, giving tenants a direct route to bring legal action against landlords for unfit conditions.
The statutory duties
Phase 1 of Awaab’s Law, live from 27 October 2025, requires social landlords to: investigate a reported significant hazard within 10 working days (beginning the day after notification), investigate and complete relevant safety work within 24 hours where the hazard poses an imminent and significant risk, provide the tenant with a written summary of the findings within 3 working days, counted from the day after the day on which the investigation is completed, and complete relevant safety work within 5 working days, counted from the day after the day on which the investigation is completed (or secure suitable alternative accommodation at the landlord’s expense). Written notification accompanies every stage. Phase 2 is expected to extend the same Phase 1 timeframes to a wider hazard list — secondary legislation has not yet been laid; commencement is expected later in 2026.
10 WORKING DAYS — INVESTIGATION
Investigate a reported significant hazard within 10 working days, beginning the day after notification.
SI 2025/1042, Reg 6
24-HOUR EMERGENCY
Investigate and complete relevant safety work within 24 hours where the hazard poses an imminent and significant risk.
SI 2025/1042, Reg 5
3 WORKING DAYS — WRITTEN SUMMARY
Send the tenant a written summary of the investigation findings within 3 working days, beginning the day after the investigation concludes.
SI 2025/1042, Reg 9
5 WORKING DAYS — RELEVANT SAFETY WORK
Complete relevant safety work within 5 working days, beginning the day after the investigation concludes; otherwise secure suitable alternative accommodation at the landlord's expense.
SI 2025/1042, Regs 11 and 16
Who is covered
Phase 1 of Awaab’s Law applies to social landlords — local authorities, housing associations, and other registered social housing providers. The Renters’ Rights Act extends comparable standards to the private rented sector, meaning private landlords will be held to equivalent duties. Tenants in both sectors gain a statutory framework of rights. Landlords in both sectors gain a defined compliance obligation.
| Currently | Phase 2 / Renters’ Rights Act | |
|---|---|---|
| Social landlords | Covered from 27 Oct 2025 | Expanded hazard scope |
| Private landlords | Common law duties only | Covered (expected 2027) |
Practical next steps
Read on from whichever side of the door you came through.
