Comprehensive Guide Awaab’s Law: Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025

• Citation: These regulations may be cited as the “Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.”
• Commencement: They came into force on 27 October 2025.
• Extent: The regulations apply to England and Wales.
• Application: They apply to lessors of social homes in England, regardless of when the lease was granted.

Key definitions are introduced here to clarify critical terminology used throughout the regulations:

• Associated Investigation: Another investigation into the same issue of concern as a previous one.
• Cladding Work: Installation or replacement of any part of a cladding system forming the outer wall of a building.
• Competent Investigator: A person who, in the reasonable opinion of the lessor, has the skills to determine if a social home is affected by a significant or emergency hazard.
• Emergency Hazard: A hazard posing an imminent and significant risk to the occupier’s health or safety, requiring urgent action.
• Emergency Investigation: An investigation that determines whether an emergency hazard is present, including investigations that are interrupted because of the urgency of the situation.
• Further Investigation: An investigation carried out to gather more details after an initial emergency or standard investigation.
• Make Safe: Actions undertaken to remove a significant or emergency hazard in a social home.
• Relevant Investigation: Any investigation under the regulations that seeks to establish whether a significant or emergency hazard exists (including emergency, standard, renewed, and further investigations).
• Relevant Safety Work: Work needed to make a social home safe, excluding cladding work.
• Required Work: Work necessary to remedy a hazard, ensure the home is safe, and prevent recurrence.
• Significant Hazard: A hazard that poses a substantial risk to the health or safety of an occupier.
• Social Home: A dwelling leased under a relevant social housing lease governed by section 10A of the Landlord and Tenant Act 1985.
• Standard Investigation: A basic investigation to determine whether a social home is affected by a significant or emergency hazard.

The regulations distinguish between hazards that require urgent attention and those that demand immediate action.

• Significant Hazard:
  • A hazard that presents a significant risk to an occupier’s health or safety.
  • A reasonable lessor would take steps to remedy the hazard urgently (but not necessarily within 24 hours).
  • Includes hazards such as damp, mould, or other deficiencies in the property for which the lessor is responsible.
• Emergency Hazard:
  • A hazard that presents an imminent and significant risk to an occupier’s health or safety.
  • A reasonable lessor would act to remedy the hazard within 24 hours.
  • May be identified during an emergency investigation or when an investigation is halted due to the urgency of the situation.

The term “relevant hazard” covers risks that arise from deficiencies in the property or its surroundings for which the lessor is responsible.

“Required work” describes the actions a lessor must take to deal with an identified hazard.

• Required work includes any action needed to make the home safe and minimise the chance of the hazard recurring.
• The work must be something the lessor can legally carry out, either directly or with the necessary consents.
• It excludes work that falls under the lessee’s responsibilities (for example, maintaining items the lessee is entitled to remove).
• It does not cover rebuilding or reinstating a dwelling or carrying out repairs to items that belong to the lessee.

Part 1 establishes the framework for dealing with hazards in social housing by defining critical terms and clarifying when action is required. It explains the responsibilities of lessors, the types of hazards that must be addressed, and the nature of the work required to keep social homes safe. This foundation supports the detailed provisions that follow throughout the regulations.

The lessor must take emergency action when either of the following applies:

• Condition 1: The lessor becomes aware of an issue of concern in the social home and has reasonable grounds to believe an emergency hazard is present, even though a relevant investigation has not yet confirmed it.
• Condition 2: A relevant investigation confirms there is an emergency hazard and identifies relevant safety work that must be carried out.

Awaab's Law governs these conditions, requiring immediate action when necessary.

The response depends on which condition applies:

• If Condition 1 applies:
  • Arrange for a competent investigator to assess the hazard.
  • If the investigation confirms an emergency hazard and identifies required safety work, complete that work as soon as practicable and before the emergency action period expires.
• If Condition 2 applies: Complete the identified relevant safety work so the social home is made safe.

The emergency action period dictates how quickly the lessor must act:

• It lasts 24 hours from the point Condition 1 or Condition 2 is triggered.
• If the lessor complies with Part 6 (Temporary Rehousing, etc.), the timing obligations may be adjusted.

Awaab's Law enforces strict time constraints to ensure a rapid response to emergency hazards.

The requirement to take emergency action ends if:

• The lessor cannot lawfully undertake the work without third-party consent, has taken all reasonable steps to secure it, and the consent has still not been obtained.
• A subsequent associated investigation concludes the home is not affected by a significant or emergency hazard.
• A later investigation confirms no relevant safety work is needed.

An emergency investigation must:

• Determine whether the home is affected by a significant or emergency hazard.
• Identify any required work, where possible.
• Consider information from the lessee or other parties about how the hazard impacts occupiers.
• Review any other relevant evidence that aids understanding of the hazard.

Investigations conducted under Awaab's Law ensure comprehensive assessments of hazards.

Part 2 sets out a clear and urgent process for addressing emergency hazards in social housing. By imposing strict timeframes and clear responsibilities, it ensures lessors act quickly to protect tenants from serious risks to their health and safety.

The lessor must carry out a standard investigation when:

• An issue of concern arises regarding the social home; and
• The emergency action conditions in Part 2 do not apply.

A competent investigator must complete the investigation within the standard investigation period (10 working days from the day after the lessor becomes aware of the issue). If the lessee requests a physical inspection before the investigation ends, the time limit extends to 10 working days from the day after the request.

The investigation must:

1. Determine whether the home is affected by a significant hazard or emergency hazard.
2. Identify, where possible, the work required to deal with the hazard.
3. Include a physical inspection if the lessee requests one in time.
4. Consider information provided by the lessee or any third parties about the risk posed.
5. Take into account any other relevant information.

In accordance with Awaab's Law, the landlord has a duty to act swiftly and ensure that hazards are identified promptly, prioritizing tenant safety.

A renewed investigation is required where:

• A standard or emergency investigation has already taken place without a physical inspection;
• Preventive work identified in that investigation has not yet started; and
• The duties to take emergency action or to undertake a further investigation do not apply.

If the lessee requests a physical inspection, the lessor must ensure the renewed investigation is completed within 10 working days from the day after the request.

The renewed investigation must:

1. Determine whether a significant or emergency hazard still affects the home.
2. Identify what work, including preventive work, is required.
3. Include the requested physical inspection.
4. Consider information provided by the lessee or third parties about the hazard’s impact.
5. Take into account any other relevant information.

These steps are in line with Awaab's Law, which mandates that landlords must take all reasonable measures to ensure tenant safety by conducting thorough investigations.

A further investigation is required where a previous investigation has confirmed a significant or emergency hazard, but more information is needed to:

• Identify the work required; or
• Consider any other matter relevant to that work.

The lessor must secure that a competent investigator completes the further investigation as soon as reasonably practicable.

The further investigation must:

1. Include a physical inspection if the lessee requests one and no inspection has been carried out previously.
2. Consider all relevant information that could help determine the hazard and the work required.

Part 3 provides a structured approach to investigating hazards so that lessors gather the evidence they need to act effectively. By setting clear duties, inspection rights, and timeframes, it helps protect residents and ensures hazards are dealt with promptly and thoroughly. These actions are in line with the principles set out by Awaab's Law, ensuring tenant safety is maintained at all stages of hazard investigation.

This duty applies after any relevant investigation (emergency, standard, renewed, or other) unless the following both apply:

• The investigation identifies required work; and
• The required work is completed within three working days of the investigation ending.

• Deadline: The lessor must provide the summary within the relevant period (three working days after the investigation is completed).
• Content:
  • Emergency, standard, or renewed investigations: state whether a significant or emergency hazard was identified, and describe it if so.
  • Further action required: specify the action and set target dates for starting and completing it.
  • No further action: confirm that no action is required and explain why.
  • Contact information: provide a way for the lessee to contact the lessor.

These requirements support Awaab's Law, ensuring that tenants are promptly and clearly informed about the outcomes of hazard investigations and any necessary actions.

The written summary may be delivered:

• Personally to the lessee;
• By leaving it at the social home;
• By first-class post or an equivalent service;
• By electronic transmission to an address or number provided by the lessee.

The document is regarded as given when:

• It is handed to the lessee (if delivered personally);
• It is left at the home;
• It is entrusted to the postal service (for post);
• It is sent electronically (for electronic transmission).

Part 4 improves communication between lessor and lessee by requiring timely updates after investigations. Tenants are informed about hazards, planned actions, and timescales, helping them to monitor progress and stay reassured about the safety of their homes. This approach aligns with the principles of Awaab's Law, promoting transparency and accountability in housing safety.

This Part applies where a relevant investigation concludes that a social home is affected by a significant or emergency hazard and identifies relevant safety work, but the lessor is likely to be unable to complete that work within the initial remediation period.

It also applies where further investigation is required to determine what work is needed and the lessor is unlikely to complete that further investigation within the initial remediation period.

• Initial Remediation Period:
  • Emergency hazard – 24 hours after the investigation is completed.
  • Significant hazard – five working days after the investigation is completed.
• Assumed Rehousing Period: Begins when the initial remediation period ends and ends when the relevant safety work is reasonably expected to be completed.

Awaab's Law ensures that the safety and well-being of tenants are prioritized in situations where hazards cannot be quickly mitigated.

The lessor must provide suitable alternative accommodation for the lessee’s household, at no cost to the lessee, from the end of the initial remediation period until the appropriate time.

• Appropriate Time: Occurs when:
  • The relevant safety work is completed;
  • The lessor has taken all reasonable steps to obtain required consent to undertake the work;
  • A subsequent investigation concludes there is no significant or emergency hazard;
  • A further investigation concludes no relevant safety work is required; or
  • The lessee notifies the lessor in writing that rehousing is no longer required.
• Lessee’s Household: Includes the lessee (or joint lessees) occupying the home as their only or principal residence, and anyone living in the home as a member of the lessee’s family or in accordance with the lease.

Unless the lessor reasonably believes the social home will be empty for the entire assumed rehousing period, the lessor must give the lessee a safety advice document before the initial remediation period ends (or as soon as practicable afterwards).

The document must:

• Mitigation Steps: If the lessor considers that actions can mitigate the risk of harm, set out the steps the lessee can take until the work is completed.
• No Mitigation: If the lessor considers the risk cannot be sufficiently mitigated, say so and explain what can be done to reduce the risk as far as possible until the work is completed.
• Sufficiently Mitigate the Risk of Harm: Means, in the lessor’s reasonable opinion, reducing the risk to a level that makes continued occupation tolerable.

This provision under Awaab's Law emphasizes tenant safety through clear and actionable advice during the rehousing process.

The safety advice document may be given:

• By delivering it personally to the lessee;
• By leaving it at the social home;
• By first-class post (or an equivalent service);
• By electronic transmission to an address or number provided by the lessee.

The document is regarded as given when it is handed to the lessee, left at the home, entrusted to the postal service, or sent electronically, as appropriate.

Part 6 ensures that lessees are protected when significant hazards cannot be resolved quickly, by requiring timely rehousing, clear safety advice, and proper communication until the home is safe to occupy again. These measures are in alignment with Awaab's Law, guaranteeing that tenants are treated fairly and promptly when faced with unsafe living conditions.

This duty applies where a relevant investigation identifies relevant safety work required to deal with a significant hazard that was not identified by an earlier associated investigation.

• Completion Deadline: The lessor must complete the relevant safety work within five working days beginning with the day after the investigation is completed.
• Temporary Rehousing: If the lessor complies with Part 6 (Temporary Rehousing, etc.), the work must be completed as soon as reasonably practicable after that compliance.
• Exceptions: The duty ends if the lessor cannot lawfully do the work without someone else’s consent (despite reasonable efforts to obtain it), or if a later associated investigation shows there is no significant or emergency hazard, or that no relevant safety work is required.

The duty to address significant hazards within the stipulated timeframe is aligned with Awaab's Law, ensuring tenants are protected in a timely manner.

This duty applies once relevant safety work has been completed in relation to a significant or emergency hazard.

• If a relevant investigation concludes that further investigation is needed to decide whether supplementary preventative work is required, the lessor must keep the home safe until that further investigation is completed.
• If supplementary preventative work is identified, the lessor must keep the home safe until that work has been completed.
• Exceptions: The duty ceases if the lessor cannot lawfully begin the work without external consent (having taken all reasonable steps to obtain it), or if a later investigation concludes there is no significant or emergency hazard, or that no supplementary preventative work is required.
• Keep Safe: Means maintaining the social home in the condition it was left in when the safety work finished.

This duty applies where a relevant investigation identifies relevant supplementary preventative work that was not previously identified, and either no further investigation is needed before the work begins, or any required further investigation has been completed.

• The lessor must ensure the work begins within five working days of the relevant day (the day after the investigation is completed, or the day after any required further investigation is completed).
• If it is not reasonably practicable to start within five working days, the lessor must take steps to ensure the work begins as soon as reasonably practicable, and in any event within 12 weeks of the relevant day.
• The work must be completed within a reasonable period.
• Exceptions: The duty ends if the lessor cannot lawfully carry out the work without consent (despite reasonable efforts to obtain it), or if a later investigation finds there is no significant or emergency hazard, or that no supplementary preventative work is required.
• Relevant Supplementary Preventative Work: Work needed to prevent the hazard recurring, even if it is not required to make the home immediately safe, and is part of the ongoing obligations under Awaab's Law.

Where a relevant investigation identifies work that is required, the lessor must take reasonable steps to keep the lessee updated on timing and progress until the appropriate time.

• Appropriate Time: When the required work has been completed; or when the lessor has taken all reasonable steps to obtain required consent; or when a later investigation finds there is no hazard or no required work.
• If further action is no longer needed, the lessor must give the lessee a document explaining why and providing contact information.

Part 5 requires lessors to handle significant hazards promptly, keep homes safe while further steps are taken, complete preventative work within clear timeframes, and keep lessees informed at every stage. These responsibilities, as outlined by Awaab's Law, prioritize tenant safety, transparency, and accountability.

Any term in a lease or agreement connected with a social home is void if it:

• Seeks to exclude or restrict the lessor’s obligations under the covenant implied by section 10A(2) of the Landlord and Tenant Act 1985; or
• Authorises forfeiture, or imposes any penalty, disability, or obligation on the lessee for enforcing or relying on those obligations.

Where a lessor is alleged to have breached obligations under the covenant implied by section 10A(2) of the Landlord and Tenant Act 1985, the court may order specific performance of the obligation despite any equitable rules that might otherwise prevent such an order.

Every relevant lease includes an implied covenant requiring the lessee to permit the lessor (or someone authorised in writing by the lessor) to enter the social home in order to comply with these regulations.

• Entry must take place at reasonable times of day.
• The lessee must receive at least 24 hours’ written notice.
• Entry may be by the lessor or a person authorised in writing by the lessor.

This provision deals with hazards that the lessor was already aware of before the regulations applied.

• Relevant Time: 27 October 2025, or the date the regulations first apply to the home.
• Prior Awareness Relevant Matter: A matter the lessor knew about before the relevant time, but that was not acted upon until afterwards.
• Further reports or material changes after the relevant time trigger the usual emergency or standard investigation duties (subject to the modifications in this Part).

If a lease ceases to be a relevant social housing lease, the covenant implied by section 10A(2) no longer applies. However, the lessor remains liable for:

• Breach of any requirement that occurred before the lease ceased to be relevant; and
• Any ongoing requirements arising from action already taken under the regulations.

The Secretary of State must review the regulatory provisions:

• The first review must be published before 27 October 2030.
• Subsequent reviews must be published at intervals not exceeding five years.

Each review must assess whether the objectives of the regulations are being met, and whether they remain appropriate or could be achieved in a less onerous way.

Part 7 reinforces core tenant protections, prevents landlords from evading their obligations, ensures inspections can take place, and requires the regulations to be reviewed so they remain effective.