The legal framework for Awaab's Law and social housing safety.

Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025SI 2025/1042

The Regulations that set the Awaab's Law timescales. They require social landlords to investigate and make safe emergency and significant hazards, give written summaries, keep tenants informed and provide alternative accommodation in the circumstances they set out.

• Made 23 September 2025, in force 27 October 2025. They apply to lessors of social homes in England, whenever the lease was granted.
• Regulation 3 defines significant hazard and emergency hazard. Regulation 5 requires emergency action within 24 hours. Regulation 6 requires a standard investigation within 10 working days.
• Regulation 9 requires a written summary within 3 working days. Regulation 11 requires safety work within 5 working days. Regulation 13 deals with supplementary preventative work.
• An amending instrument, still in draft, is due to take effect on 30 November 2026 and add the Phase 2 significant hazards. See the separate status item below.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 23 September 2025In force: 27 October 2025Last checked: 17 October 2026

Hazards in Social Housing (Prescribed Requirements) (England) (Amendment) Regulations 2026: statusChecked 17 October 2026

The 2026 amending Regulations are published by GOV.UK as a consolidated text, but they have not been made. Parliamentary approval is incomplete: the House of Lords approved the draft on 14 October 2026 and the House of Commons has not yet approved it.

• Draft affirmative procedure. The draft was laid before both Houses on 13 July 2026.
• The House of Lords approved the instrument on 14 October 2026.
• The House of Commons has not yet approved it. A Delegated Legislation Committee debate is listed for 19 October 2026 on the Parliament procedure browser.
• legislation.gov.uk shows it as a draft statutory instrument, not as made, as at 17 October 2026.
• GOV.UK has published the Regulations as they will have effect from 30 November 2026 and describes that date as subject to Parliamentary approval.
• Until the Regulations are made, the Phase 2 text on this page, including the nine hazard paragraphs and the reasonable landlord test, is not settled.

Source: UK Parliament (procedure browser)Jurisdiction: EnglandPublished: 13 July 2026Due to take effect: 30 November 2026Last checked: 17 October 2026

Social Housing (Regulation) Act 20232023 c. 36, s 42

The Act that enables Awaab's Law. Section 42 inserted sections 10A and 10B into the Landlord and Tenant Act 1985, creating the implied covenant and the power to make the Regulations.

• Royal Assent 20 July 2023.
• Section 10A(2) implies a covenant that the landlord will comply with prescribed requirements. Section 10A(3) requires the Secretary of State to make regulations.
• Section 10A(4): the Regulations are enforceable only through actions for breach of the implied covenant. Section 10A(5): a defence of all reasonable endeavours.
• The Act also covers consumer regulation of social housing and the terms of the Housing Ombudsman scheme. The Ombudsman states the Complaint Handling Code has been statutory since April 2024.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 20 July 2023Last checked: 17 October 2026

Landlord and Tenant Act 1985, sections 10A and 10B1985 c. 70, ss 10A and 10B

Section 10A implies a covenant in relevant social housing leases that the landlord will comply with prescribed requirements about hazards. Section 10B says what the Regulations may provide.

• A relevant social housing lease is one where the lessor is a registered provider of social housing and the dwelling is social housing but not low cost home ownership accommodation.
• Section 10A also requires that section 9A (fitness for human habitation) applies to the lease, or would apply but for section 9B(3).
• Section 10B allows the Regulations to apply to earlier leases and hazards, to specify non-fixed periods, to require investigation and alternative accommodation, and to set conditions or exceptions.
• Regulations under these sections need a draft approved by both Houses.

Source: legislation.gov.ukJurisdiction: EnglandIn force: 27 October 2025Last checked: 17 October 2026

Renters' Rights Act 20252025 c. 26

An Act changing the law on rented homes. It gives the government powers to extend Awaab's Law to private rented tenancies, and provides for a private rented sector landlord ombudsman.

• Royal Assent 27 October 2025.
• GOV.UK says the first phase of implementation took effect on 1 May 2026, including abolishing section 21 notices.
• Applying Awaab's Law to private tenancies is part of the Act's third phase. A consultation closes on 18 December 2026 and no date is confirmed.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 27 October 2025Last checked: 17 October 2026

Housing Act 2004, Part 1 (housing conditions and the HHSRS)2004 c. 34, Part 1

Part 1 set up the Housing Health and Safety Rating System and the local authority enforcement powers that go with it: improvement notices, prohibition orders, hazard awareness notices and emergency action.

• Section 2 defines category 1 and category 2 hazards by reference to prescribed scores and bands.
• Section 5: a local housing authority must take enforcement action where it considers a category 1 hazard exists. Section 7 gives powers for category 2 hazards.
• Section 40: emergency remedial action where a category 1 hazard involves an imminent risk of serious harm.
• Section 9 allows statutory guidance on inspections and enforcement.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026

Housing Health and Safety Rating System (England) Regulations 2005, as amended in 2026SI 2005/3208 as amended by SI 2026/571

The Regulations that list the HHSRS hazards in Schedule 1 and set the method for scoring them. The 2026 amendments cut the list from 29 hazards to 21 and replaced ten scoring bands with three.

• Schedule 1 now lists 21 hazards. Awaab's Law regulation 3 refers to paragraphs 2, 3, 14A, 18A, 21, 22, 23, 23A and 29.
• A category 1 hazard is one in the High band. Category 2 covers the Medium and Low bands.
• In force 23 June 2026. The amendments apply to local authority inspections started on or after 22 June 2026.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 1 June 2026In force: 23 June 2026Last checked: 17 October 2026

Supersedes: Schedule 1 as it stood before 23 June 2026 (29 hazards)

Landlord and Tenant Act 1985, section 11 (repairing obligation)1985 c. 70, s 11

An implied covenant in short leases that the landlord will keep in repair the structure and exterior of the dwelling, and the installations for water, gas, electricity, sanitation, space heating and heating water.

• Covers drains, gutters and external pipes as part of the exterior.
• Covers installations that serve the dwelling, including some outside it.
• GOV.UK says Awaab's Law applies to almost all social housing let under a tenancy, except tenancies excepted from the repairing obligation by section 14 of the 1985 Act.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026

Homes (Fitness for Human Habitation) Act 20182018 c. 34

Inserted section 9A into the Landlord and Tenant Act 1985. It implies a covenant in leases that a dwelling in England is fit for human habitation at the start of the lease and throughout it.

• Royal Assent 20 December 2018. It came into force at the end of three months from the day it was passed.
• Section 9B applies section 9A to leases of less than 7 years and certain other leases, with transitional rules for tenancies that already existed.
• Section 10A of the 1985 Act only applies to a lease where section 9A applies, or would apply but for section 9B(3).

Source: legislation.gov.ukJurisdiction: EnglandPublished: 20 December 2018Last checked: 17 October 2026

Defective Premises Act 1972, section 41972 c. 35, s 4

Where a landlord is obliged to maintain or repair the premises, it owes a duty of care to people who might reasonably be affected by defects, to take reasonable care that they are safe from personal injury or damage to property.

• The duty is owed if the landlord knows, or ought to have known, of the relevant defect.
• Royal Assent 29 June 1972.
• GOV.UK's Awaab's Law guidance lists the Act among the other legislation landlords must meet.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 29 June 1972Last checked: 17 October 2026

Environmental Protection Act 1990, Part 3 (statutory nuisance)1990 c. 43, Part 3

Premises in a state prejudicial to health or a nuisance are a statutory nuisance. A person aggrieved can ask a magistrates' court for an order to abate it.

• Section 79(1)(a): any premises in such a state as to be prejudicial to health or a nuisance.
• Section 82: a person aggrieved by a statutory nuisance can bring proceedings, and the court can order abatement and works to stop a recurrence.
• GOV.UK's hygiene guidance lists statutory nuisance among the requirements that overlap with Awaab's Law.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026

Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022SI 2015/1693 as amended by SI 2022/707

Sets alarm duties on relevant landlords. The 2022 amendment added a duty to repair or replace an alarm found not to be working after a tenant reports it.

• GOV.UK's fire guidance says the Regulations require at least one smoke alarm on each storey of a home where there is a room used as living accommodation.
• The 2022 amendment came into force on 1 October 2022.
• After a report from a tenant, the determination and any repair or replacement must be done by or for the landlord as soon as reasonably practicable.
• GOV.UK's fire guidance says Awaab's Law can be used to secure more urgent action where alarms are missing or broken.

Source: legislation.gov.ukJurisdiction: EnglandIn force: 1 October 2022Last checked: 17 October 2026

Gas Safety (Installation and Use) Regulations 1998, regulation 36SI 1998/2451, reg 36

Sets duties on landlords for gas appliances and flues in rented homes, including maintenance and an annual safety check.

• GOV.UK's fire guidance says landlords must ensure gas fittings and flues are maintained in a safe condition, an annual safety check is done on each appliance and flue, and the latest record is given to tenants.
• A gas leak or a carbon monoxide leak is among the examples GOV.UK gives of emergency hazards.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026

Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020SI 2020/312

Landlords must ensure electrical installations are inspected and tested by a qualified person before a tenancy and at intervals of no more than 5 years, or sooner if the latest report says so.

• Made 18 March 2020. GOV.UK lists an extension of the Regulations to the social rented sector made in 2025.
• GOV.UK says where Awaab's Law timelines are shorter than the electrical safety regulations, landlords should follow the shorter timeline.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026

Regulatory Reform (Fire Safety) Order 2005SI 2005/1541

Requires a responsible person to manage fire risk in the parts of buildings the Order applies to, including common parts of blocks of flats. Article 6 excludes domestic premises except as it provides.

• Awaab's Law regulation 3 excludes a fire hazard that arises from a deficiency in a part of a building the Order regulates, where the building contains two or more sets of domestic premises.
• Fire hazards inside a home remain within Awaab's Law.
• Fire and rescue authorities enforce the Order.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 7 June 2005Last checked: 17 October 2026

Building Safety Act 20222022 c. 30

Provides for the safety of people in and around buildings, including a stricter regime for higher risk residential buildings. GOV.UK describes these as at least 7 storeys or 18 metres high with at least two residential units.

• Royal Assent 28 April 2022.
• GOV.UK says landlords must meet building safety duties and Awaab's Law together.
• Needing approval from the Building Safety Regulator is one example GOV.UK gives of when a landlord might show it used all reasonable endeavours.

Source: legislation.gov.ukJurisdiction: EnglandPublished: 28 April 2022Last checked: 17 October 2026

Equality Act 2010, section 20 (reasonable adjustments)2010 c. 15, s 20

Where the Act imposes a duty to make reasonable adjustments, it has three requirements covering provisions, criteria and practices, physical features and auxiliary aids, so that a disabled person is not at a substantial disadvantage.

• Where information is involved, reasonable steps include providing it in an accessible format.
• GOV.UK's Awaab's Law guidance asks landlords to record reasonable adjustments, for example about language and communication.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026

UK GDPR (Article 9) and the Data Protection Act 2018 (health data as special category data)UK GDPR Article 9; DPA 2018 s 10

Data concerning health is special category data. Processing it is prohibited unless an Article 9(2) condition applies, and some conditions need a basis in law set out in the Data Protection Act 2018.

• Article 9(1) lists data concerning health among the special categories.
• Section 10 of the Data Protection Act 2018 sets out how the Article 9(2) conditions for employment, social protection, substantial public interest, health and social care, public health and research apply in UK law.
• GOV.UK's guidance notes that information about tenants may be sensitive and that the UK GDPR places special restrictions on collecting and recording health data.

Source: legislation.gov.ukJurisdiction: EnglandLast checked: 17 October 2026