Awaab’s Law and PAT Testing for Landlords and Social Housing

Awaab’s Law was introduced to make sure serious hazards in social housing are investigated and dealt with within fixed legal timescales. It comes into force for the social rented sector from 27 October 2025, initially covering emergency hazards and damp and mould hazards that present a significant risk of harm. In 2026, the scope is due to expand to include hazards such as fire and electrical hazards (where they present a significant risk of harm).

For social landlords, this means electrical hazards will increasingly need a clear, auditable response process, including how you manage landlord-supplied electrical appliances and what evidence you can produce if a hazard is reported.

What is Awaab’s Law?

Awaab’s Law is a legal requirement for social landlords in England. It sets clear timescales for investigating reported hazards and for taking action where a serious risk is identified. Instead of allowing complaints about serious conditions to drag on, landlords are expected to respond promptly, communicate clearly and make homes safe within the required timeframe.

In summary, social landlords must investigate potential significant hazards within 10 working days, provide a written summary within 3 working days of concluding the investigation, and where a significant hazard is identified, begin (and complete where required) relevant safety work within 5 working days of the investigation concluding. Emergency hazards have much shorter deadlines, typically within 24 hours. For the full definitions and timescales, see the official Awaab’s Law guidance.

Who does Awaab’s Law apply to?

At present, Awaab’s Law applies to the social rented sector in England, including housing associations and local authority landlords. It does not currently apply in the same way to private landlords, although the government has said it intends to extend Awaab’s Law to the private rented sector in future.

That distinction is important. For now, Awaab’s Law is mainly a compliance issue for social housing providers. However, private landlords should still pay attention to the direction of travel, particularly where electrical safety, damp, mould, fire risks and disrepair are concerned. If you are looking for more general guidance, see our article on PAT testing for landlords.

How does Awaab’s Law affect electrical safety?

Awaab’s Law does not itself say that every landlord must PAT test every appliance. However, once electrical hazards fall within scope, social landlords will need to show that they have effective systems in place for identifying hazards, responding quickly to reports and keeping landlord-supplied electrical equipment safe.

This matters because electrical hazards can arise from both the fixed electrical installation (consumer unit, circuits and accessories) and from electrical equipment supplied by the landlord. A damaged kettle, a faulty fridge, a portable heater with a damaged flex or a scorched plug top could all become relevant if the equipment forms part of the tenancy or is provided in a communal area (see our guide to what PAT testing covers). If a tenant reports something that presents a significant risk of harm, the landlord may need to investigate and act within the legal timescales under Awaab’s Law.

Does Awaab’s Law require PAT testing?

Not directly. Awaab’s Law is about how quickly hazards must be investigated and dealt with once a landlord becomes aware of them.

That said, once electrical hazards are within scope (scheduled for the 2026 phase), social landlords will be under more pressure to show they have a robust system for:

• identifying landlord-supplied appliances,
• checking condition proactively (risk-based),
• responding quickly when something is reported,
• and keeping clear records of what was found and what action was taken.

In that context, PAT testing (in-service inspection and testing) is often one of the most practical ways to demonstrate that landlord-supplied electrical equipment is being managed safely; especially in communal areas, supported housing and temporary accommodation where appliance ownership and responsibility is clearer.

PAT testing doesn’t replace responsive repairs, but it can reduce the likelihood of hazards being present in the first place, and it strengthens the evidence trail when something is reported.

Why PAT testing matters for social landlords

PAT testing helps social landlords show that they are managing the safety of landlord-supplied electrical appliances in a structured and documented way. It can identify damaged cables, cracked plugs, incorrect fuses, failed earth continuity, insulation faults and signs of overheating before they develop into a more serious incident.

Just as importantly, PAT testing creates an audit trail. If an electrical issue is reported, landlords may need to show what equipment was supplied, when it was last inspected, whether defects had previously been identified and what action was taken. In the context of Awaab’s Law, that sort of evidence may become increasingly valuable.

Records and evidence (why this matters under fixed timeframes)

Awaab’s Law is heavily time-driven. If a tenant reports an electrical concern, you may need to show when you became aware, what was inspected, what defects were found, and what action was taken.

For landlord-supplied appliances, that’s much easier if you maintain:

• an equipment register (what you supply and where),
• dated inspection / test records (with measured values, not just pass/fail),
• and a clear procedure for failed items (remove from service, replace/repair, retest).

See our guide to PAT testing records and labels for more details.

Landlord-supplied electrical equipment

The key point is that the focus is on electrical equipment supplied by the landlord, rather than items owned by the tenant. This could include white goods in furnished accommodation, portable heaters, kettles, microwaves, cleaning equipment, office equipment in supported housing scheme buildings and communal facilities or staff areas.

Where a landlord supplies portable electrical equipment, it makes sense to maintain an equipment register, record inspection and test dates, and have a clear system for removing unsafe items from service. This is particularly important where appliances are heavily used, moved frequently or are located in environments where damage is more likely.

Communal areas, supported housing and temporary accommodation

PAT testing is especially relevant in settings where housing providers are more likely to supply and control appliances directly. This includes hostels, temporary accommodation, supported housing schemes, communal kitchens, lounges, laundry rooms, site offices and staff facilities.

In these environments, equipment ownership is usually clearer, usage levels are often higher, and the potential for wear, damage or misuse may be greater. A risk-based PAT testing regime can therefore form an important part of the organisation’s overall electrical safety strategy.

What should social landlords do now?

A sensible approach would be to identify all landlord-supplied appliances, create an equipment register, introduce a risk-based inspection and PAT testing programme, and keep clear records of inspections, test results and remedial actions. Staff should also know how to report, isolate and remove unsafe appliances.

For many organisations, PAT testing training can support this process by helping staff understand visual inspection, common faults, record keeping and when equipment should be taken out of service immediately. You can find more information on our PAT testing courses.

Does Awaab’s Law apply to private landlords?

Not yet in the same form. As things stand, Awaab’s Law is in force for social housing, while the government has said it intends to extend it to the private rented sector later as part of wider rental reform.

Even so, private landlords should not ignore the issue. Electrical safety, disrepair, damp, mould and fire risks are already important housing issues, and the planned future extension of Awaab’s Law shows that response times and documented safety management are likely to face greater scrutiny going forward.

Conclusion

Awaab’s Law is changing how social landlords deal with serious housing hazards. Although it began with damp, mould and emergency hazards, electrical hazards are due to come within scope from 2026. At the same time, social landlords are also facing clearer duties around hazard response and evidence.

For that reason, PAT testing should not be seen as a separate box-ticking exercise. For social housing providers, it is becoming part of a wider system of compliance, risk management and tenant safety.

Frequently Asked Questions