Hazards in social housing

A social landlord has a duty to investigate and resolve within fixed timeframes any:[1]

• emergency hazards

• significant damp and mould hazards

This is known as Awaab’s law.

When the rules apply

Awaab's law applies to hazards reported on or after 27 October 2025.

Where a landlord was informed of a potential hazard before this date, the landlord's duties under Awaab's law do not start until either:[2]

• a concern relating to an existing problem is reported to the landlord

• there is a material change to the hazard

Which tenancies are covered

The rules only apply to social housing tenancies.[3] Social housing providers include local authority landlords, housing associations and other low cost rented accommodation providers.

Which tenancies are not covered

The rules do not cover hazards in:[4]

• private rented accommodation

• low cost home ownership, including shared ownership

• homelessness accommodation

• supported accommodation

• licence agreements in social housing

A landlord has duties to resolve certain disrepair and safety problems under section 11 Landlord and Tenant Act 1985, fitness for habitation rules, or if written tenancy terms provide for it.

Find out more about disrepair and safety responsibilities and where tenancy rights come from on Shelter Legal.

A social landlord has duties relating to emergency hazards or significant damp and mould hazards under Awaab's law.

Emergency hazards

A social landlord has a duty to investigate and make safe all emergency hazards, except hazards relating to overcrowding.[5]

An emergency hazard is a hazard which poses an imminent and significant risk of harm to the health or safety of an occupier.[6] A risk of harm is considered imminent and significant when a reasonable landlord would take steps to make it safe within 24 hours.[7]

Government guidance states that emergency hazards might include:[8]

• broken boilers

• total loss of water supply

• electrical hazards

• significant water or gas leaks

• broken external doors and windows where there is a risk to home security

• structural defects

An emergency hazard can also include serious damp and mould where there is an imminent and significant risk of harm.

Significant damp and mould hazards

Awaab’s law only applies to significant hazards related to damp and mould. A social landlord has a duty to investigate and make safe all significant damp and mould hazards.[9]

A significant hazard is a hazard which creates a risk of harm to the health or safety of an occupier.[10] A risk of harm is considered significant if a reasonable landlord would take steps to make it safe as a matter of urgency, but not within 24 hours.[11]

When deciding if damp and mould is a significant hazard, landlords must consider any factors that increase the tenant's risk of harm, such as their age, physical health or mental health.[12]

When a tenant might be more vulnerable

A social landlord should consider if there is any reason why the tenant or occupiers are more vulnerable to a particular hazard than other people. A hazard which would otherwise not be considered a significant hazard or an emergency hazard could become one because of the vulnerability of the occupiers. For example, young children might be more vulnerable to risks from damp and mould.

The landlord should consider the information it has, or reasonably ought to have, about the health and circumstances of the occupier. This could include information from the tenant, any medical evidence or information from third parties, such as doctors, social workers or schools.

A tenant is not required to provide medical information and a landlord should generally take reports from a tenant about vulnerabilities at face value.

Landlords should not presume that a tenant needs to have a specific vulnerability to be at risk from certain hazards.[13]

When a landlord is not responsible for a hazard

A landlord is not responsible for certain hazards.[14] A landlord might need to complete an investigation to determine whether it is responsible.

A landlord is not responsible for hazards out of its control. For example, a landlord might not be responsible for repairs to a communal heating system in a block it does not own.

A landlord does not have a duty to investigate or make safe a hazard that is outside of the land or buildings the landlord is responsible for. For example, a leak from a privately owned neighbouring property.

A landlord is not responsible for hazards which have been caused by the tenant or their household. A landlord should not assume that a problem, such as damp and mould, is caused by the tenant's actions.[15]

A social landlord's duty to investigate begins when they become aware of a potential hazard or a material change to a previously reported hazard.

A material change can include changes to the severity of the hazard or a change to the effect it is having on the tenant's health.[16]

A landlord might become aware of a hazard through a tenant's report, a routine visit by a housing officer, another repair or safety visit or reports from a third party, the local housing authority or other public body.[17]

A tenant does not have to report repairs in a specific way. A social landlord might ask a tenant to use a dedicated phone number, email address or app to report repairs.

Who must complete the investigation

An investigation must be completed by a competent investigator.[18]

A competent investigator is someone the landlord reasonably believes has the necessary skills and experience to assess whether a property is affected by an emergency or significant hazard.[19] A landlord should use a qualified specialist to investigate where needed.[20]

Access for investigations and repairs

A tenant must allow their landlord access to the property to complete investigations and repairs at reasonable times of the day.

A landlord must give 24 hours notice in writing. The tenant can choose to allow their landlord access at shorter notice where appropriate.[21]

When the landlord does not need to investigate under Awaab's law

A social landlord might not have a duty to investigate within specific timeframes if there is not a potential emergency or significant damp and mould hazard.

A landlord has duties to resolve certain disrepair and safety problems under section 11 Landlord and Tenant Act 1985, fitness for habitation rules, or if written tenancy terms provide for it.

A landlord might need to complete an investigation before it can decide that it does not have further duties under Awaab's law.

Find out more about disrepair and safety responsibilities on Shelter Legal.

A social landlord has a duty to investigate an emergency hazard and make the property safe within 24 hours.[22]

Emergency investigations

A landlord must complete an emergency investigation within 24 hours where the landlord:[23]

• becomes aware of a potential hazard in a rented property

• has reasonable grounds to believe the hazard is an emergency hazard

The emergency investigation must determine whether there is an emergency hazard. The investigation can be done remotely or in person. A remote investigation can be done by reviewing photos or videos.

If an emergency investigation identifies a significant damp and mould hazard, the landlord must follow the process for significant hazards.

Emergency action to make safe within 24 hours

A landlord must make the property safe within 24 hours after an emergency hazard is identified.[24] This can include temporary measures.

The 24 hours starts from when the landlord either:

• has reasonable grounds to believe the hazard is an emergency that requires an emergency investigation

• carries out any other investigation and identifies an emergency hazard

Suitable alternative accommodation

If the landlord is unable to make the property safe within the 24 hour period, it must offer suitable alternative accommodation to the tenant free of charge.[25]

A social landlord has a duty to investigate and resolve any potential significant damp and mould hazards.

Standard investigations for significant damp and mould

A landlord must carry out an investigation within ten working days when they become aware of a potential significant hazard relating to damp and mould.[26]

The timeline to complete the investigation starts the day after the landlord becomes aware that there might be a significant hazard in the property.[27]

A standard investigation can be carried out in person or remotely.

The landlord must carry out a standard investigation in person where the tenant requests this. The tenant must make the request before any preventative works identified by the remote investigation have started.[28] The landlord has ten working days to complete the in-person investigation, starting from the day after the tenant's request.

If the standard investigation identifies that the damp and mould is an emergency hazard, the landlord must follow the process for emergency hazards.

Action to make safe within five working days

If a significant hazard is identified, a landlord must make the property safe. This can include using temporary measures if necessary.

The required safety works must be completed within five working days, starting from the day after the investigation ends.[29]

Suitable alternative accommodation

A landlord must offer the tenant suitable alternative accommodation free of charge if the required safety works cannot be completed within five working days.[30]

A social landlord might have to complete a follow up investigation where either:

• the tenant requests an in-person investigation after a remote investigation

• a hazard has been identified and further investigations are needed to determine the work required

Renewed investigations

A tenant can request an in-person investigation if the landlord completed the initial emergency or standard investigation remotely. This is known as a renewed investigation.[31]

The landlord must complete the in-person investigation within ten working days. The timeline starts the day after the tenant's request.

The renewed investigation must:[32]

• determine if the property is affected by a significant or emergency hazard

• determine what work, if any, is required

• consider any information provided by the tenant or a third party about the impact or risk of the hazard

When the landlord does not have to inspect in person

The landlord can refuse to carry out a renewed investigation if the:[33]

• previous inspection was carried out in person

• landlord has confirmed that a further investigation is required

• landlord has started emergency safety work or preventative work

Further investigations

A landlord must carry out further investigations if an emergency, standard or renewed investigation confirms that both:[34]

• a property is affected by a significant or emergency hazard

• further investigations are necessary to determine what work is required

A further investigation must be carried out in person if this is requested by the tenant, and no previous in-person inspection has been completed.[35]

A further investigation should identify if any preventative works are required to prevent a significant or emergency hazard from returning.[36] Preventative work does not include cladding work.[37]

The landlord must keep the property safe until a further investigation is completed.[38]

A landlord must offer suitable alternative accommodation if the initial investigation shows that a further investigation:[39]

• is likely to identify necessary work to make the property safe

• cannot be completed within the timeframe for safety works

A landlord should identify during its investigations whether preventative works are needed to stop a hazard from returning.

For example, a landlord could make safe a damp and mould hazard through a mould wash and providing a dehumidifier, and preventative works should deal with the cause of the damp and mould, such as fixing a roof leak.

Where an investigation shows further preventative work is needed, the landlord must start or take steps to begin works within five working days.[40] The timeline starts from the day after the investigation is completed.

The landlord must keep the property safe until the preventative works are completed.[41]

When preventative works cannot begin within five working days

In some cases, it might not be possible for a landlord to start the preventative works within five working days.

This might include where specialist workers are not available to attend the property in time, the required materials cannot be secured or approvals are needed, for example from local authority building control or building safety regulator.

A landlord might need to carry out a detailed survey or assessment, such as a fire risk assessment or a structural survey before works can start.[42]

If a landlord cannot start preventative works within five working days, they must:

• take steps within that time to arrange the works

• make sure the works start as soon as reasonably practicable and no later than 12 weeks after the investigation

As soon as reasonably practicable means that action must be taken as quickly as it reasonably can be, taking account factors such as the availability of labour and materials.

A landlord must offer suitable alternative accommodation to the tenant and their household if both:[43]

• a significant or emergency hazard has been identified

• the landlord cannot complete the safety works within the required time

The landlord should complete the safety works as soon as reasonably practicable and keep the tenant updated on the progress of any work. This includes any delays and when they expect the tenant should be able to return home.[44]

What is suitable accommodation

Suitable alternative accommodation could include empty properties owned by the landlord, private rented accommodation, a hotel or bed and breakfast.

A landlord should ensure that accommodation is suitable for the household, including:[45]

• the size of the accommodation, including the number of bedrooms

• the location, including the distance from the household's work or school

• disability or medical needs the tenant might have, such as mobility issues

Accommodation which is suitable for a short period might not be suitable for a longer period of time. For example, a hotel might be suitable for a family for one night, but it would not be suitable for a longer period of time, such as six weeks.

Who is included in the tenant's household

A landlord must offer suitable alternative accommodation to the tenant and their household. A household includes:[46]

• the tenant or joint tenants who occupy the property as their only or principal home

• family members who normally live in the property in accordance with the tenancy agreement

• children under 18 who normally stay overnight at least once per week and would be expected to continue to do so during the rehousing period

Costs of alternative accommodation

The landlord must cover the cost of the alternative accommodation.[47] The tenant remains liable for their usual rent payments unless their tenancy agreement states otherwise.

The landlord should agree with the tenant on whether any payments are to be made to the tenant to cover compensation or inconvenience. For example, the landlord could agree to make payments to cover transport, food costs or compensation for time off work.[48]

If a tenant refuses alternative accommodation

A tenant might choose to refuse an offer of suitable alternative accommodation or choose to return home at any stage. The landlord must make clear to the tenant the risks of staying in their home. and what the tenant can do to reduce the risk.[49]

A tenant should notify their landlord in writing if they want to make their own arrangements for accommodation.[50]

If a tenant refuses alternative accommodation and later changes their mind, the landlord does not have to make another offer of accommodation. A landlord can still make another offer at their own discretion.

If there is a material change in circumstances the duty to offer suitable alternative accommodation starts again. For example, if safety works are completed by the landlord but further work is required because the hazard worsens.

A social landlord's duties under Awaab's law can end in certain circumstances.

A landlord's duty to investigate a potential hazard, carry out safety works or preventative works ends where:[51]:

• the works cannot lawfully be carried out without another person's consent, such as a freeholder, and the landlord has taken all reasonable steps to obtain consent

• a follow up investigation confirmed there are no emergency or significant hazards

• further investigations confirm there are no relevant safety works in relation to the hazard identified

When alternative accommodation duties end

A landlord's duty to provide suitable alternative accommodation ends in certain circumstances. This includes when:[52]

• work to make safe is complete

• works cannot lawfully be carried out without another person's consent, such as a freeholder, and the landlord has taken all reasonable steps to obtain consent

• a follow up investigation confirms there are no emergency or significant hazards

• further investigations confirm no relevant safety works are required

• the tenant provides written notice that they no longer wish to be provided with alternative accommodation

Work to make safe does not include preventative works to ensure the hazard does not return.

A social landlord must provide a tenant with a written summary of an investigation.[53]

The summary must be provided to the tenant within 3 working days of the investigation. The three day period starts from the day after the investigation is complete.

The written summary can be delivered personally to the tenant, left at the property, sent by post or sent to an email address provided by the tenant.[54]

A landlord does not need to provide a written summary where an investigation identifies work needed and the work is completed before the deadline to provide the summary.

What the written summary must include

The written summary must include information about:[55]

• whether the investigation found a significant or emergency hazard, and the details of the hazard

• any further work which is required and the timeframe for starting and completing that work

• if there is no further work to be completed, the reasons why

• how the tenant can contact the social landlord

If there is no further work needed, the summary must give the reasons why. It must also give details as to how the tenant can contact the social landlord.

A tenant can take action against a social landlord if they do not follow the timeframes to investigate or resolve a hazard. A tenant can:

• make a complaint to the landlord

• escalate their complaint to the Housing Ombudsman

• apply for a court order

A tenant of a housing association landlord can also ask the local authority to inspect the property.

Complaints about a hazard in social housing

A tenant can make a formal complaint to the landlord. The landlord should follow the Housing Ombudsman's complaint handling code.[56]

If the tenant is not satisfied with the landlord's response, or the landlord does not respond, the tenant can escalate their complaint to Housing Ombudsman.

The Housing Ombudsman can consider if the landlord has complied with Awaab's law or other disrepair and safety legislation. If the Ombudsman finds maladministration, it can order the landlord to take certain steps or to pay compensation to the tenant.

Find out more about complaints against social housing providers and complaints to the Housing Ombudsman service on Shelter Legal.

Issuing a claim for a court order against the landlord

A tenant can start a claim for a court order if the landlord does not take action within fixed timeframes.

A tenant might need legal help to issue court proceedings. A tenant who is financially eligible can get help under legal aid.

The court can make an order for specific performance.[57] This means that court can order that the landlord takes specific steps to remedy the problem, such as to complete an inspection and any works needed to make safe. The court can also order the landlord to pay compensation or pay the tenant's costs.

A landlord should not put any work or investigation processes on hold because the tenant has started legal action.

Local authority enforcement

A housing association tenant could contact the local authority to ask it to inspect the property. The local authority can inspect accommodation to assess whether any hazard exists under the Housing Health and Safety Rating System (HHSRS). The definition of hazards is the same as hazards under Awaab's law.

Where the authority finds a hazard, it can:

• recommend the landlord carry out certain works

• issue an improvement notice requiring the landlord to carry out work

• issue a prohibition order preventing anyone from occupying property

This option is not available to local authority tenants, as a local authority cannot take action against itself.

Find out more about local authority duties to assess hazards on Shelter Legal.