Awaab’s Law is the name given to the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. It sets fixed timescales for social landlords in England to deal with certain hazards, and government guidance lists a broken boiler among examples of emergency hazards. Excess cold will be added from 30 November 2026. This guide covers social rented homes in England only, follows non-statutory government guidance updated on 31 July 2026, and is not advice on a particular repair.

How the law works and who it covers

The guidance says Awaab’s Law came into force for the social rented sector on 27 October 2025. From that date social landlords have had to address all emergency hazards, and all damp and mould hazards that present a significant risk of harm, within fixed timeframes. The primary legislation is the Social Housing (Regulation) Act 2023, which implies into social housing tenancy agreements a term requiring landlords to comply with the Regulations. If they do not, the guidance says tenants can take legal action in the courts for breach of contract, and other routes are the landlord’s complaints procedure and the Housing Ombudsman Service. Rented homes in the private sector are outside these Regulations, and heating in those homes is covered in the guide to boiler problems in a rented home.

A broken boiler as an emergency hazard

The guidance says emergency hazards are issues that could cause immediate harm to the mental or physical health or safety of tenants if not addressed within 24 hours. An emergency hazard is one that poses an imminent and significant risk of harm, defined in the Regulations as a risk that a reasonable lessor with the relevant knowledge would make safe within 24 hours. Its examples of hazards that could be emergency hazards include gas or carbon monoxide leaks, broken boilers, total loss of water supply and exposed wiring. It adds that a broken boiler is likely to be a more severe issue in colder months, and that landlords should consider whether a specific condition of the tenant or other circumstances would increase the risk.

For an emergency hazard the landlord must investigate and complete the relevant safety work within 24 hours of becoming aware of the hazard. Some hazards, such as gas leaks, may have their own, possibly shorter, statutory timescales.

Temporary measures

The triage guidance says a reasonable landlord should particularly consider using temporary measures to make a hazard safe. Its example is providing temporary heaters while fixing a boiler. It notes that this does not remove the wider duty to carry out work to stop the hazard recurring, within the Awaab’s Law timescales, once an issue is in scope.

Excess cold from 30 November 2026

The Phase 2 guidance says that from 30 November 2026 Awaab’s Law will be extended to excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene hazards, where they present a significant risk of harm. It relates to the Regulations as they will be amended by the Hazards in Social Housing (Prescribed Requirements) (England) (Amendment) Regulations 2026, and the triage guidance says one change is subject to parliamentary approval. The dates and timescales below are therefore those the guidance says will apply, and the Regulations themselves are the authority.

Under the guidance, for a significant hazard a landlord will have to investigate within 10 working days of becoming aware, give the tenant a written summary within 3 working days of the investigation concluding, and carry out relevant safety work within 5 working days of the investigation concluding. Work to prevent recurrence must begin, or steps be taken to begin it, within 5 working days, and within 12 weeks at the latest if it cannot start sooner. Emergency hazards keep the 24-hour timescale.

How excess cold is triaged

The triage guidance defines excess cold by reference to the extent a dwelling can maintain an appropriate internal temperature, taking heating provision, insulation and ventilation into account. It expects a reasonable landlord to treat as a significant hazard a situation where tenants are likely to have serious health outcomes if the matter is not addressed within set timescales, which may include a property that cannot be adequately heated. It describes an emergency hazard as one where the tenant is particularly vulnerable or is already experiencing symptoms of cold-related ill health, for example a complete loss of heating during colder periods. Its example scenario of an older tenant whose boiler stopped working in January is categorised as an emergency.

What the law does not do

The guidance says landlords should ensure adequate and controllable heating is available, particularly in bedrooms and living areas, but they are not responsible for tenants’ energy costs. It also says Awaab’s Law is not intended to drive large improvement works such as insulation upgrades, which can arise from the Decent Homes Standard and Minimum Energy Efficiency Standards. From 2035 a new Decent Homes Standard will apply, including a requirement for a heating system that heats the whole home and is programmable by tenants, as explained in the guide to the Decent Homes Standard and heating.

FAQs

Is a broken boiler always an emergency hazard?

Not automatically. The guidance lists broken boilers among examples that could be emergency hazards, and the outcome depends on the specifics, including the tenant’s circumstances and the weather.

Does Awaab’s Law apply to private landlords?

No. These Regulations apply to social landlords in England.

When does excess cold come into scope?

The guidance says from 30 November 2026, under the amended Regulations.

The bottom line

In England, social landlords must already investigate and make safe emergency hazards within 24 hours, and government guidance lists a broken boiler among examples that could qualify. From 30 November 2026, excess cold is due to be added, with investigation and safety work timescales for significant hazards. Temporary heaters are a stated example of a temporary measure. This is general information, not advice on any specific repair.

Sources

This guide draws on the following primary sources, current as of 25 September 2026:

• GOV.UK, “Awaab’s Law Phase 2: Guidance for social landlords” (updated 31 July 2026)
• GOV.UK, “Awaab’s Law Phase 2: Guidance to support triaging of hazards” (updated 31 July 2026)

Related guides

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