When does the Awaab's Law clock start?

The timeframes run from the date the landlord becomes aware of the hazard — not from when it's acknowledged in writing or first inspected. This is 'day zero'; day one of any timeframe is the following working day. Any report counts, whether made by phone, text, email, letter, or in person, which is why logging the date of every report is essential.

What counts as an emergency under Awaab's Law?

An emergency hazard is one posing an imminent and significant risk of harm — one a reasonable landlord would take steps to make safe within 24 hours. Examples given in GOV.UK guidance include extensive black mould in a room used for sleeping, or mould affecting a household with young children, elderly, or immunocompromised occupants. If in doubt, treat the report as an emergency.

Is there a fixed deadline to finish supplementary preventative works?

No fixed deadline exists for finishing them, but GOV.UK guidance requires landlords to begin (or take steps to begin) supplementary preventative work within 5 working days of the investigation concluding, and to physically start it within 12 weeks if that's not possible sooner. Preventative works must then be completed within a reasonable time, with reasonable efforts documented throughout.

Do these timescales apply to private landlords yet?

Not yet. The timescales have applied to social housing in England since 27 October 2025. The extension to private landlords is a later phase of the Renters' Rights Act 2025 rollout — the government has said it will consult on the exact timeframes for the private sector before setting a commencement date, so the final private-sector deadlines could differ. Check GOV.UK for the latest.

Does the written report to the tenant have a deadline?

Yes — a written summary of investigation findings is generally required within 3 working days of the investigation concluding, running concurrently with the 5-working-day timeframe for safety works. Keep a copy as compliance evidence.

When does the Awaab's Law clock start?

The timeframes run from the date the landlord becomes aware of the hazard — not from when it's acknowledged in writing or first inspected. This is 'day zero'; day one of any timeframe is the following working day. Any report counts, whether made by phone, text, email, letter, or in person, which is why logging the date of every report is essential.

What counts as an emergency under Awaab's Law?

An emergency hazard is one posing an imminent and significant risk of harm — one a reasonable landlord would take steps to make safe within 24 hours. Examples given in GOV.UK guidance include extensive black mould in a room used for sleeping, or mould affecting a household with young children, elderly, or immunocompromised occupants. If in doubt, treat the report as an emergency.

Is there a fixed deadline to finish supplementary preventative works?

No fixed deadline exists for finishing them, but GOV.UK guidance requires landlords to begin (or take steps to begin) supplementary preventative work within 5 working days of the investigation concluding, and to physically start it within 12 weeks if that's not possible sooner. Preventative works must then be completed within a reasonable time, with reasonable efforts documented throughout.

Do these timescales apply to private landlords yet?

Not yet. The timescales have applied to social housing in England since 27 October 2025. The extension to private landlords is a later phase of the Renters' Rights Act 2025 rollout — the government has said it will consult on the exact timeframes for the private sector before setting a commencement date, so the final private-sector deadlines could differ. Check GOV.UK for the latest.

Does the written report to the tenant have a deadline?

Yes — a written summary of investigation findings is generally required within 3 working days of the investigation concluding, running concurrently with the 5-working-day timeframe for safety works. Keep a copy as compliance evidence.

Awaab’s Law Timescales: Every Deadline Explained

The exact legal timeframes, when each clock starts, and what you must deliver at each stage.

Written by Liam Jagger, MouldPros Editorial Team

Summary

Awaab's Law sets four deadlines: investigate and make safe emergency hazards within 24 hours; investigate significant (non-emergency) damp and mould hazards within 10 working days; give the tenant written findings within 3 working days of the investigation concluding; and complete safety works within 5 working days of the investigation concluding. Every clock runs from the point the landlord becomes aware of the hazard.

The Four Deadlines

24 hours

An emergency hazard is reported

Investigate and complete the emergency safety works — both within the same 24 hours of becoming aware of the hazard. An emergency is a hazard posing an imminent and significant risk of harm, for example extensive black mould in a bedroom, or mould affecting young children or vulnerable adults.

10 working days

A significant (non-emergency) damp or mould report is received

Complete a full investigation to confirm whether a significant hazard exists and, if possible, identify the work needed to make the property safe and stop the hazard recurring.

3 working days

The investigation concludes a significant hazard is present

Provide the tenant with a written summary of the investigation's findings — unless all works are already completed within this window, in which case a summary isn't required.

5 working days

The investigation confirms a significant hazard

Complete the relevant safety works. Any further preventative work to stop the hazard recurring should also begin within this window — or, if that isn't possible, it must be physically started within 12 weeks of the investigation concluding.

When Does the Clock Start?

Direct answer

All Awaab's Law timeframes run from the date the landlord becomes aware of the hazard — by any channel — not from when they acknowledge it in writing or first visit. This is 'day zero'; day one of any timeframe starts the following working day. Documenting the date each report is received is therefore the foundation of compliance.

This is the detail that catches landlords out. A voicemail left on a Friday evening starts the clock that day, not on Monday when it’s picked up. A verbal mention during a routine visit counts as becoming aware. The safest operating rule: log everything, with a date, the moment it reaches you.

The deadlines also chain together. The 10-working-day investigation window and the 3-working-day written summary and 5-working-day safety works timeframes that follow it all run from when the investigation concludes — not from the original report — but a landlord who takes the full 10 days to investigate has not paused the process; they’ve simply used up the time available before the next clock starts.

Who Do These Deadlines Apply To?

Direct answer

These timescales have applied to registered social housing providers in England since October 2025. For private landlords they are not yet in force — the extension is Phase 3 of the Renters' Rights Act 2025, and the government will consult on the private-sector timeframes before setting a commencement date.

Track the rollout on the Renters’ Rights Act 2025 timeline — and note the consultation could adjust the exact private-sector deadlines before they commence.

Meeting a 10-Working-Day Deadline Starts With Knowing Who to Call

The landlords who hit these timeframes are the ones with a vetted specialist already in their contacts. MouldPros lists manually verified damp and mould contractors — many offering urgent appointments.

Find a specialist near you Landlord compliance guide

Frequently Asked Questions About Awaab's Law Timescales

When does the Awaab's Law clock start?: The timeframes run from the date the landlord becomes aware of the hazard — not from when it's acknowledged in writing or first inspected. This is 'day zero'; day one of any timeframe is the following working day. Any report counts, whether made by phone, text, email, letter, or in person, which is why logging the date of every report is essential.
What counts as an emergency under Awaab's Law?: An emergency hazard is one posing an imminent and significant risk of harm — one a reasonable landlord would take steps to make safe within 24 hours. Examples given in GOV.UK guidance include extensive black mould in a room used for sleeping, or mould affecting a household with young children, elderly, or immunocompromised occupants. If in doubt, treat the report as an emergency.
Is there a fixed deadline to finish supplementary preventative works?: No fixed deadline exists for finishing them, but GOV.UK guidance requires landlords to begin (or take steps to begin) supplementary preventative work within 5 working days of the investigation concluding, and to physically start it within 12 weeks if that's not possible sooner. Preventative works must then be completed within a reasonable time, with reasonable efforts documented throughout.
Do these timescales apply to private landlords yet?: Not yet. The timescales have applied to social housing in England since 27 October 2025. The extension to private landlords is a later phase of the Renters' Rights Act 2025 rollout — the government has said it will consult on the exact timeframes for the private sector before setting a commencement date, so the final private-sector deadlines could differ. Check GOV.UK for the latest.
Does the written report to the tenant have a deadline?: Yes — a written summary of investigation findings is generally required within 3 working days of the investigation concluding, running concurrently with the 5-working-day timeframe for safety works. Keep a copy as compliance evidence.