10 working days
Investigation complete
Investigate the damp and mould hazard and determine the root cause.
Due
Wed 12 Aug 2026, 09:00
14 days, 1 hours remaining
Resources Deadline planner
Interactive tool Awaab's Law deadline planner.
Enter when your team first found out about the problem. The planner shows every legal deadline for the case, counting down live. Built for the people who have to hold the clock: operations leads, damp and mould case managers, housing officers.
+3 working days after investigation
Written summary to resident
Send the resident a written summary of the investigation findings and planned next steps.
Due
Mon 17 Aug 2026, 09:00
19 days, 1 hours remaining
+5 working days after investigation
Relevant safety work complete
If the safety work can't be completed within 5 working days, the landlord must provide suitable alternative accommodation at their own expense until it's done. (The separate 12-week start-work backstop applies only to supplementary preventative work.)
Due
Wed 19 Aug 2026, 09:00
21 days, 1 hours remaining
Working-day arithmetic excludes Saturdays and Sundays. Verify around England and Wales bank holidays on the gov.uk calendar before relying on a computed deadline for a specific case.
Source
Where these numbers come from.
Every number in this planner comes from the government's own rules - the 2025 Regulations and the official guidance for social landlords, both linked in our source library.
Two things matter most. First: the clock starts when anyone in your organisation finds out - a resident mentioning it on a call counts. Second: the deadlines are working days, so weekends don't count, but bank holidays do (see the caveats below).
For emergency hazards, it's 24 hours to investigate and make safe. If the home can't be made safe in that window, the landlord provides suitable alternative accommodation at their expense.
For significant hazards including damp and mould, it's 10 working days to investigate, 3 working days after the investigation for the written summary to the resident, and 5 working days for relevant safety works.
Awaab's Law is Section 42 of the Social Housing (Regulation) Act 2023, inserting Sections 10A and 10B into the Landlord and Tenant Act 1985.
Before you rely on this
Three caveats the planner doesn't account for.
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Bank holidays.
The planner excludes weekends but not England and Wales bank holidays. For a case straddling a bank holiday, cross-check against the gov.uk bank holiday calendar.
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The 'all reasonable endeavours' defence.
The law gives a landlord a defence if they can prove they used all reasonable endeavours to avoid the breach (section 10A(5), Landlord and Tenant Act 1985). What counts is for the courts and the Ombudsman to decide - the planner only tracks the deadlines.
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The 12-week limit only covers prevention work.
Fixing the underlying cause must start as soon as is reasonably practicable, and within 12 weeks at the latest. But this does not buy you extra time on the 5-working-day safety work. If you can't finish that in time, you must offer the resident somewhere else to stay, at your expense.
MouldWatch does this automatically
The clock attaches to every alert. Every case. Every home.
The planner is a useful worksheet. MouldWatch does the same job for you automatically - across every home, the moment your team finds out, every time.