Awaab’s Law deadline calculator
Quick answer
Enter the date you became aware of a damp or mould hazard and this free calculator gives your exact Awaab’s Law dates, allowing for weekends and bank holidays. The four core deadlines are 24 hours for emergencies, 10 working days to investigate, 3 working days for the written summary and 5 working days for safety work.
Your deadlines
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Bank holidays from GOV.UK, last updated Saturday 3 October 2026. Nothing you enter is sent or stored.
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A landlord becomes aware of a significant mould hazard on Thursday 2 April 2026. That day is day zero. Good Friday (3 April) and Easter Monday (6 April) aren’t working days, and neither is the weekend, so the ten working days are 7, 8, 9, 10, 13, 14, 15, 16, 17 and 20 April. The investigation is due by Monday 20 April 2026.
| Deadline | Date |
|---|---|
| Complete the investigation | Monday 20 April 2026 |
| Give the tenant a written summaryif the investigation finishes on the last permitted day | Thursday 23 April 2026 |
| Complete the relevant safety workif the investigation finishes on the last permitted day | Monday 27 April 2026 |
| Start supplementary preventative workif the investigation finishes on the last permitted day | Monday 27 April 2026 |
| Latest start for preventative workif the investigation finishes on the last permitted day | Monday 13 July 2026 |
When does the clock start?
The day the landlord becomes aware of the hazard is day zero. Working-day periods begin on the day after. The 24-hour emergency timeframe runs from the time you became aware, which is why emergency mode asks for a time. The written summary, the safety work and the start of preventative work are all counted from the day after the investigation is completed.
What counts as a working day?
Any day other than a Saturday, a Sunday, Christmas Day, Good Friday or a bank holiday in England and Wales. Where Christmas Day or Boxing Day falls on a weekend, the substitute bank holiday is skipped too. The calculator takes the bank holiday list from GOV.UK.
What if the investigation finds no hazard?
The tenant still gets a written summary within 3 working days of the investigation being completed. In that case it says that no action is required, and why. GOV.UK’s guidance adds that a summary isn’t needed where all the required works are completed before the end of that period.
Does this apply to private landlords?
Awaab’s Law currently applies to registered providers of social housing in England. It’s being extended to private rentals under the Renters’ Rights Act 2025, with no confirmed start date. Private landlords can use the calculator as a best-practice benchmark. See what changes for the private rented sector.
Which hazards does this cover?
Phase 1 covers damp and mould (and emergency hazards). From 30 November 2026 further hazards are added for social landlords, starting with excess cold.
Frequently Asked Questions
- How many working days do I have to investigate damp and mould?
- For a significant hazard, 10 working days from becoming aware. The day you become aware is day zero, so the first working day of the period is the day after. Weekends, Christmas Day, Good Friday and bank holidays in England and Wales don’t count.
- Does the 24-hour emergency deadline include weekends and bank holidays?
- Yes. The emergency timeframe is 24 hours on the clock, not 24 working hours: you must investigate and complete the relevant safety work as soon as reasonably practicable and within 24 hours of becoming aware, whatever day or time that is.
- What counts as becoming aware of a hazard?
- The day you become aware is when the clock starts: for example when the tenant reports it, a contractor tells you, or you spot it on an inspection. That day is day zero.
- Does Awaab’s Law apply to private landlords?
- Not yet. Awaab’s Law currently applies to registered providers of social housing in England. It is being extended to private rentals under the Renters’ Rights Act 2025, with no confirmed start date. Private landlords can use the calculator as a best-practice benchmark.
This calculator applies the timeframes in SI 2025/1042 and GOV.UK guidance. It isn’t legal advice. Check the Regulations for your situation: The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 and GOV.UK’s timeframes guidance.