Awaab's Law Deadline Calculator
Enter the date a social landlord became aware of a damp or mould hazard and get the statutory Awaab's Law deadlines, counted in working days. Free, no sign-up.
The clock starts at awareness, so a tenant's report to a housing officer or agent counts, not when a surveyor is instructed.
An emergency presents an immediate and significant risk of harm, for example extensive mould where a child or someone with a respiratory condition lives.
Enter the date the landlord became aware to see the statutory deadlines.
Guidance only, not legal advice. Timescales apply to social housing in England from 27 October 2025 and use the England & Wales working-day calendar. Always check the current regulations for your case.
The Awaab's Law timescales, in plain English
Since 27 October 2025, social landlords in England have had hard statutory deadlines for damp and mould under Awaab's Law (section 10A of the Landlord and Tenant Act 1985, inserted by the Social Housing (Regulation) Act 2023, and the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025). The clock starts the moment the landlord becomes aware of a potential hazard, so a tenant's complaint to a housing officer counts even before a surveyor is instructed.
- Investigate within 10 working days. The investigation must be enough to establish whether a significant damp or mould hazard exists.
- Written summary, usually within 3 working days of the investigation concluding, so the tenant receives the findings in writing.
- Complete the safety work within 5 working days of the investigation concluding, being the relevant safety work that removes the immediate risk.
- Emergency hazards: 24 hours to investigate and complete the safety work, as soon as reasonably practicable (the 24-hour limit for the safety work does not apply where the landlord meets the temporary rehousing requirements).
- Supplementary preventative work must begin within 5 working days or, where that is not reasonably practicable, within 12 weeks, and be completed within a reasonable period.
The duties are implied terms of the tenancy, so a tenant can take the landlord to court and the Housing Ombudsman can find maladministration. Landlords must keep records demonstrating compliance, which is why a timestamped audit trail of the report, investigation, written summary and works is essential. For the full picture see our guide to the Awaab's Law timescales and the Awaab's Law compliance module.
Awaab's Law deadline calculator FAQs
How long does a landlord have to investigate damp and mould under Awaab's Law?
A social landlord must investigate a reported significant damp or mould hazard within 10 working days of becoming aware of it. The clock starts at awareness, and a tenant's complaint to a housing officer or letting agent counts, not when a surveyor is instructed.
How are Awaab's Law working days counted?
Working days exclude weekends and bank holidays. This calculator uses the England & Wales bank-holiday calendar. Scotland and Northern Ireland observe different bank holidays, so adjust if your property is there.
What are the Awaab's Law timescales after investigating?
The landlord must usually give the tenant a written summary of the findings within 3 working days of the investigation concluding, and must complete the relevant safety work within 5 working days of the investigation concluding. Supplementary preventative work must begin within 5 working days or, where that is not reasonably practicable, within 12 weeks.
What is the deadline for an emergency hazard?
An emergency hazard, one presenting an immediate and significant risk of harm, must be investigated and the relevant safety work completed as soon as reasonably practicable and within 24 hours. The 24-hour limit for the safety work does not apply where the landlord instead meets the temporary rehousing requirements.
When did Awaab's Law come into force?
The first phase, covering damp and mould, applies to social housing in England from 27 October 2025. This tool is guidance only and not legal advice; always check the current regulations for your case.