From 27/10/2025, Stage 1 of Awaab’s Law takes effect for social housing in England. It creates hard, legally enforceable time limits for landlords to triage hazards and make homes safe—starting with all emergency hazards and damp and mould that present a significant risk of harm. Tenants can rely on these timeframes in their tenancy agreements, and landlords who fail to comply can be taken to court — if your landlord has already ignored reports of damp, mould or disrepair, you may already have grounds for a claim.
What counts as Stage 1?
Stage 1 focuses on:
- Emergency hazards: anything posing an imminent and significant risk of harm (for example, gas leaks, dangerous electrics, a broken external door that compromises security, or severe damp/mould affecting health).
- Significant damp and mould hazards: where the risk to health is serious, even if not “imminent” within hours.
Other HHSRS hazards (such as excess cold/heat, structural collapse, fire and electrical hazards, and hygiene risks) will be phased in from 2026, with the remaining hazards following in 2027.
The new deadlines landlords must meet
Once a landlord becomes aware of a potential hazard (this is “Day 0”), a clear clock starts:
- Triage and categorisation (Day 0): Landlords must make an initial judgement. The statutory clock for the investigation starts on the working day immediately following the day the landlord becomes aware of the issue (which is often referred to as Day 1), except for the 24-hour emergency timeframe, which starts immediately.
- Investigate a potential emergency hazard: within 24 hours. If confirmed, complete all relevant safety work within 24 hours, or provide suitable alternative accommodation until the property is made safe. A written summary must follow within 3 working days of the investigation concluding.
- Investigate a potential significant hazard (e.g. damp/mould): within 10 working days of awareness. Provide a written summary within 3 working days of the investigation concluding. If a significant hazard is confirmed, complete relevant safety works within 5 working days.
- Supplementary preventative works: Begin (or take steps to begin) within 5 working days of the investigation conclusion. If starting within 5 working days isn’t reasonably practicable (e.g., scaffolding or specialist materials), landlords must evidence steps taken and physically start within 12 weeks.
Throughout, landlords must keep tenants updated, give safety advice, and record decisions and actions. Where the home cannot be made safe in time, alternative accommodation at the landlord’s expense is required until works are complete.
Practical takeaways for tenants and landlords
For tenants, Stage 1 means clear rights: if you report serious damp/mould or an emergency hazard on a Monday, the landlord’s legal countdown starts that day (Day 0). You should receive a swift investigation (within 24 hours for emergencies; within 10 working days for significant damp/mould), a written outcome, and prompt safety works—or a safe place to stay if risks can’t be removed in time. If your landlord fails to follow this process, our landlord and tenant solicitors can advise on your legal options. If your landlord responds to your complaint by threatening to end your tenancy, our tenant eviction solicitors can help you understand your rights and challenge any unlawful action.
For landlords, compliance demands robust intake and triage, competent investigation (remote or in-person, as appropriate), tight contractor mobilisation, and good records. Treat the statutory timescales as maximums, not targets — respond faster where circumstances or other laws require it. Where a dispute proceeds to court, our civil litigation team can represent landlords and tenants throughout the process. Begin planning now for the 2026–2027 phases that expand Awaab’s Law to more hazards.