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, part of the Social Housing (Regulation) Act 2023. 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 within 3 working days of the investigation concluding, so the tenant receives the findings in writing.
- Make safe within 5 working days of the investigation concluding, being the safety work that removes the immediate risk.
- Emergency hazards: 24 hours to investigate and make safe.
- Further repairs beyond making safe must begin within 12 weeks and complete within a reasonable time.
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 give the tenant a written summary of the findings within 3 working days of the investigation concluding, and carry out the safety work that makes the hazard safe within 5 working days. Repair work beyond making safe must begin 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 made safe within 24 hours of the landlord becoming aware.
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.