What do the terms in Awaab’s Law mean?.

For a longer list, see the full glossary. It covers more terms and keeps the Regulations’ own wording.

The terms

HHSRS

The Housing Health and Safety Rating System. A risk based way of assessing health and safety hazards in homes. It is set out in regulation and covers 21 potential hazards. It rates how serious any hazard found is. Source: GOV.UK, HHSRS operating guidance (opens in a new tab).

Category 1 hazard

A hazard of a prescribed description that scores at or above the prescribed amount under the HHSRS. It is the most serious level. Local authorities must take enforcement action if they find one, and have a power to enforce against category 2 hazards. Source: Housing Act 2004, section 2 (opens in a new tab) and GOV.UK, HHSRS operating guidance (opens in a new tab).

Emergency hazard

A hazard that poses an imminent and significant risk of harm to an occupier. In force now, that is a risk a reasonable landlord with the relevant knowledge would take steps to make safe within 24 hours. Draft Phase 2: a risk such a landlord would make safe within 24 hours. Source: SI 2025/1042, regulation 3 (opens in a new tab) and the Regulations as they will apply from 30 November 2026 (opens in a new tab).

Significant hazard

A hazard that poses a significant risk of harm to an occupier. In force now, that is a risk a reasonable landlord with the relevant knowledge would take steps to make safe as a matter of urgency, but not within 24 hours. At present it covers hazards associated with damp, mould or fungal growth. Draft Phase 2: a risk such a landlord would make safe within 15 working days, but not within 24 hours. Source: SI 2025/1042, regulation 3 (opens in a new tab) and the draft Phase 2 text (opens in a new tab).

Working day

Any day other than a Saturday or Sunday, Christmas Day, Good Friday or a bank holiday in England and Wales. Source: SI 2025/1042, regulation 2 (opens in a new tab).

Landlord awareness

The point from which the time for an investigation runs. The Regulations count from the day after the landlord becomes aware of an issue of concern. An issue of concern is a matter that is or may be a significant or emergency hazard, or a material change relating to one the landlord already knew of. Source: SI 2025/1042, regulations 2 and 6 (opens in a new tab).

Written summary

The document a landlord must give the tenant after an investigation. It says whether a significant or emergency hazard was found and what it is, what further action is needed with target timescales or why none is, and how to contact the landlord. It is due within 3 working days of the investigation being completed. Source: SI 2025/1042, regulation 9 (opens in a new tab).

Root cause

The underlying fault that produces a hazard. The GOV.UK guidance says that where a hazard is caused by a structural defect or deficiency, such as poor design or missing components, the landlord is responsible for addressing the root cause. It gives missing ventilation or poor insulation behind a damp and mould hazard as an example. The Regulations do not define the term. Source: GOV.UK, Phase 2 guidance for social landlords (opens in a new tab).

Housing Ombudsman

The service that looks at complaints about registered providers of social housing. Source: GOV.UK, Housing Ombudsman (opens in a new tab).

Regulator of Social Housing

The regulator of social landlords in England. Its regulatory standards set the outcomes social landlords must deliver for tenants. Source: GOV.UK, Regulator of Social Housing (opens in a new tab).

This page is general information, not legal advice. Check the source linked from each term before relying on it.

Related

• Awaab’s Law clock on one page
• The new emergency and significant hazard tests, explained
• Awaab’s Law: questions housing associations ask

Sources

1. The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, SI 2025/1042 (legislation.gov.uk)
2. Regulations as they will apply from 30 November 2026 (GOV.UK PDF)
3. Housing Health and Safety Rating System: operating guidance (GOV.UK)
4. Housing Act 2004, section 2 (legislation.gov.uk)
5. Awaab’s Law: guidance for social landlords, Phase 2 (GOV.UK)
6. Housing Ombudsman (GOV.UK)
7. Regulator of Social Housing (GOV.UK)

General information, not legal advice. Check the primary source before relying on any statement, and take advice from a housing lawyer on your own position. Last reviewed 22 October 2026.