Matthew_Cargo
23 October 2026
Awaab’s Law is a UK legislation that requires social housing landlords in England to investigate and fix dangerous property hazards, such as damp and mould, within strict, legally binding timeframes.
Phase 1 of Awaab’s Law took effect on 27th October 2025 under the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. This phase implemented investigation and repair timelines for social housing landlords. For emergency hazards, landlords must investigate and take action as soon as reasonably practicable, and within 24 hours.
For significant hazards, investigation must be completed within 10 working days from the point the landlord becomes aware of the issue, and a written summary of the findings must be provided within three working days after finishing the investigation. If a significant hazard is confirmed, safety work must begin within five working days of the investigation’s conclusion.
From 30th November 2026, phase 2 of Awaab’s Law will come into effect, expanding strict investigation and repair timeframes to seven additional hazard categories under the Housing Health and Safety Rating System (HHSRS). These include excess cold and excess heat, fire and explosion risks, electrical hazards, falls, structural collapse and failing elements, domestic and personal hygiene issues and food safety risks.
At NHC Procurement, we work with our trusted suppliers to provide expert procurement support for public sector organisations, including social housing associations, to ensure that all Asbestos, Legionella and Mould concerns are dealt with. Our Asbestos, Legionella and Mould framework covers aspects of cleaning standards and damp/mould detection to ensure your residents have a safe and comfortable place to live.
How Awaab’s Law timeframes apply to damp, mould and related hazards
Under Awaab’s Law, social landlords in England must investigate and repair damp, mould and related hazards, like asbestos, within strict, legally binding timeframes.
Emergency hazards are classed as posing immediate risk to health and safety. An investigation must take place within 24 hours. If the landlord cannot make the hazard safe within this time, alternative accommodation must be provided at the landlord’s expense. A written summary of the investigation and findings must be provided to the tenant within three working days of the landlord being made aware.
Significant hazards include severe damp and mould which could cause a significant risk of harm. An investigation into significant hazards must be conducted within 10 working days of the tenant’s report, with a written summary issued within three working days of the investigation concluding. Any safety or repair work must start within five days after the investigation ends, but for complex work, supplementary preventative or major work has a maximum start framework of up to 12 weeks. If repair work exceeds these deadlines, alternative accommodation must be sourced at the landlord’s expense.
It’s important to understand what ‘reasonable’ means for a social landlord in practice. Typically, it means taking practical, proportionate and legally compliant steps to balance a tenant’s needs or rights against operational limits, costs and feasibility. Ultimately, the specific context is key, with the Equality Act 2010 key for reasonable adjustments and the Landlord and Tenant Act 1985 important for service charges and repairs.
Asbestos survey frequency: what ‘how often’ really means
Asbestos is a group of naturally occurring minerals that resist heat, fire, water and electricity. It was widely added to manufactured goods, like building materials and industrial and household items, because of its strength, affordability and insulating properties before it was banned in 1985.
An asbestos survey is used to identify any asbestos-containing materials (ACMs) in a building to prevent exposure to dangerous fibres. They are often used to ensure any asbestos fibres are managed correctly or before any major structural work takes place.
Management vs refurbishment/demolition surveys
Asbestos surveys are a legal requirement for non-domestic buildings in the UK built before 2000. Whilst they aren’t legally required for normal living, asbestos surveys are strongly advised before carrying out renovations or buying an older home.
There are two main types of asbestos surveys:
- Management surveys: a non-intrusive inspection, management surveys are used during normal occupancy to locate ACMs which could be damaged or disturbed. Results are used to create a mandatory asbestos register and management plan, which must be kept updated and reviewed typically every 12 months, or after building changes.
- Refurbishment/demolition surveys: a fully intrusive, destructive inspection, refurbishment or demolition surveys are required before any major structural work, refits or demolition begins. It involves aggressive methods like lifting carpets and tiles, breaking through walls, ceilings, partitions and cladding to locate hidden ACMs.
Both surveys are legal requirements under the Control of Asbestos Regulations 2012 (CAR 2012) and must be conducted by a UKAS-accredited surveyor.
How often should asbestos surveys be carried out?
An initial asbestos management survey is typically conducted once, since the survey remains valid indefinitely unless there are material changes to the building. However, the asbestos management plan and register must be reviewed and updated at least every 12 months. Known or suspected ACMs require regular re-inspections typically every six to 12 months, depending on the level of risk.
A refurbishment/demolition survey is required every time a new refurbishment, significant maintenance or demolition project is planned that will disturb the fabric of a building and potentially release harmful ACMs.
Legionella risk assessments: what they cover and how often they’re needed
In social housing, landlords have a legal duty under UK health and safety laws to assess and control Legionella bacteria in water systems across their housing stock.
Social housing landlords must document site risk assessments, routine inspection logs, temperature checks and any remedial actions taken to ensure the safety of tenants.
What is a Legionella risk assessment?
A Legionella risk assessment is a systematic evaluation of a building’s water systems to identify any conditions that may allow Legionella bacteria to grow and spread.
The risk assessment has four core steps that must be conducted by the responsible person:
- Identify hazards: check for ideal bacteria-breeding conditions, such as water temperatures between 20°C and 45°C, stagnant water, redundant pipework and debris or limescale in tanks o showerheads.
- Evaluate people at risk: identify who might be exposed, including tenants, visitors and vulnerable or elderly individuals.
- Implement control measures: hot water should be stored at 60°C or higher, cold water should be kept below 20°C, little-used outlets should be flushed weekly, and showerheads should be descaled and cleaned regularly.
- Record and review: document all findings and review the assessment regularly, typically every two years for standard properties, or immediately if the water system or building use changes.
You do not legally have to hire and use an external contractor, and you can carry out the assessment yourself if you are considered “competent” by HSE. Typically, if your property’s water system is simple and you understand how to manage it, you can conduct this assessment yourself.
How often should Legionella risk assessments be carried out?
A risk assessment for Legionella must be completed when setting up a new water system or occupying a building and then reviewed regularly – typically every one to two years.
You should also conduct a risk assessment immediate if there is a significant change to the water system or its usage.
A low-risk or simple domestic/landlord property should have its Legionella assessment reviewed every two years, or sooner if changes occur. Commercial and standard premises should have their systems reviewed annually as good practice, whilst high-risk or complex sites, like care homes or hospitals, should have their assessment reviewed more frequently; sometimes, this could be every three to twelve months.
Bringing Asbestos, Legionella and Mould compliance together under one framework
Asbestos, Legionella and Mould can pose serious risks to human health if not identified and treated correctly.
At NHC Procurement, our Asbestos, Legionella and Mould Framework is designed so landlords can obtain services to manage each hazard individually, or the Fully Managed Service (Lot 4) for organisations who require support with managing all three hazards together.
Contact us to discuss your requirements and see how our team and our trusted suppliers can support you in dealing with Asbestos, Legionella and Mould.
