SI 2025/1042 · Updated 9 September 2026
Awaab's Law deadlines, stated plainly
A social landlord in England has 10 working days to investigate a reported hazard, 3 further working days to issue a written summary of findings, and 5 working days to make the property safe. An emergency is 24 calendar hours.
| Clock | Period | Counted from |
|---|---|---|
| Investigate | 10 working days | The day after the landlord becomes aware |
| Written summary of findings | 3 working days | After the investigation deadline |
| Make safe (significant hazard) | 5 working days | After the investigation deadline |
| Emergency | 24 calendar hours | From awareness — not working hours |
How the counting works
The working-day clocks begin the day after the day on which the landlord becomes aware — the statutory wording is “the period of N working days beginning on the day after the day on which the lessor becomes aware”. A working day excludes Saturdays, Sundays and England & Wales bank holidays.
The 24-hour emergency clock is calendar hours. It is not adjusted for weekends, bank holidays or office hours.
Awareness, not attention
The trigger is the landlord becoming aware of the hazard, by any channel. It is not the moment the report was opened, triaged, assigned or acknowledged. A report that arrives at 11pm on a Friday starts the clock on the Saturday.
Who it binds
These duties apply to social landlords. Section 10A binds social-housing leases rather than licences, so a supported-accommodation provider granting licences is not automatically within scope for a given occupancy. Private landlords are not currently bound by these clocks.
A common error worth checking
A great deal of published material still carries the consultation figures — commonly “14 days to investigate, 7 days to remedy, 24 hours for emergencies”. Those are not the figures that were made. The figures above are the ones in SI 2025/1042, and they are the ones PropFlow enforces in code.
Prefer to put a date in and get the four deadlines out? Use the calculator. This page is guidance on published rules, not legal advice.
Or let the clock start itself.
PropFlow opens the right clock on the right tenure the moment the report lands.