Landlord Heating Obligations UK: Awaab’s Law Phase 2 & More

The legal landscape for landlords’ responsibilities around property maintenance is changing.

For example, the Decent Homes Standard will expand to the private rented sector by 2035. And there is a mandate for properties to reach an EPC rating of ‘C’ by 2030.

The most urgent change for landlords, however, is the introduction of Awaab’s Law.

It shifts how quickly landlords must react to emergency hazards.

Landlords’ repair requirements

Under Section 11 of the Landlord and Tenant Act 1985, landlords are required to maintain the structure and exterior of their rented properties. This includes all installations for the supply of:

• Water
• Gas
• Electricity
• Central heating.

Regardless of what a tenancy agreement says, landlords must maintain these parts of a property. And the cost of this repair work cannot be passed onto a tenant.

Section 11 applies to most private tenancies in England, including assured shorthold tenancies (the most common tenancy type).

Emergency repairs (Awaab’s Law and the “winter peak” threat)

Historically, landlords only had to complete repairs within a ‘reasonable’ timeframe. But under Awaab’s Law, strict, legally binding timescales apply.

Phase 1 of Awaab’s Law came into force in 2024 and currently applies to social housing. It established two distinct sets of timescales:

• For damp and mould: a 14-day window to investigate after a tenant’s report, followed by remediation within a reasonable period
• For emergency hazards: a 24-hour investigation rule and a 7-day remediation start

An emergency hazard is any condition that poses an immediate risk to a tenant’s health or safety. This includes: Loss of heating during cold weather, loss of hot water, or a serious electrical fault.

‘Investigating within 24 hours’

To carry out this duty properly, you must have a ‘competent person’ (such as a qualified heating engineer) assess the issue. They will confirm the hazard and identify the necessary repairs. 

The government allows this investigation to be done remotely if the tenant can provide clear video or photographic evidence. But an in-person inspection is required if the cause isn’t obvious. 

And if that investigation confirms an emergency, you ensure the property is safe within that same 24-hour window, i.e., have someone make the temporary or permanent repairs needed.

Phase 2

Phase 2 officially comes into force on 30 November 2026. It explicitly extends these strict emergency timescales to private landlords, covering:

• Excess cold
• Electrical hazards
• Fire.

Since April 2021, private landlords in England must already have an Electrical Installation Condition Report (EICR) every five years.

Under Phase 2, any electrical hazard flagged by an EICR or reported by a tenant will trigger the same 24-hour investigation rule.

Crucially, it launches in 2026 at the start of winter. This is when heating breakdowns and condensation issues peak.

So, a faulty boiler reported during cold weather will instantly be classed as an emergency hazard. As a landlord, you are legally obligated to:

• Investigate and make the hazard safe within 24 hours of the tenant reporting it.
• Begin remediation work within 7 days.

Penalties and the ‘alternative accommodation’ clause

Failing to meet these new obligations is a serious legal offence. Landlords who miss these repair deadlines face:

• Heavy fines
• Banning orders
• Ombudsman awards of up to £25,000 (paid directly to the tenant).

And if you can’t fix an emergency hazard within that initial 24-hour window, you must secure suitable alternative accommodation for tenants (at your own expense) until you can.

So, if you can’t get a plumber ad hoc on the same day, you’ll have to pay hotel and relocation bills.

Gas appliances: The critical difference between a CP12 & a service

Staying compliant with Awaab’s Law means keeping your property’s heating systems in good working order.

Landlords are also responsible for ensuring gas in properties is safe year-round.

This involves an annual Gas Safety Check (CP12) and providing a copy to tenants within 28 days of its completion.

However, landlords frequently confuse a basic Gas Safety Check with a full boiler service.

A safety check confirms the boiler is safe to operate. But a true boiler service involves cleaning and maintaining internal components to stop breakdowns before they happen.

Regular servicing costs about £80 to £120 and makes a boiler less likely to fail mid-winter.

The average boiler replacement, meanwhile, costs between £1,500 to £3,000. And out-of-hours call-outs can exceed £300.

How landlord cover can ensure Awaab’s Law compliance

Meeting the 24-hour investigation rule and 7-day remediation start for tenants’ heating systems is difficult if you try to find plumbers ad-hoc, especially during winter cold spells or weekends.

Landlord boiler cover can help you avoid this quandary and meet compliance by:

• Providing quick responses
• Giving you cost protection: Emergency out-of-hours call-out rates are exorbitantly high. With a cover policy, the cost of labour and repairs is usually completely included.
• Including an annual servicing: This stops expensive winter emergencies and keeps you compliant with Section 11 of the Landlord and Tenant Act and Awaab’s Law.

Get landlord boiler cover with Hometree

Our landlord boiler cover packages take the hassle out of renting, with an annual gas safety check (CP12) included as standard.

We’ll handle the Gas Safe certificate and LGSR on your behalf.

Benefit from our 24/7 helpline, unlimited call-outs, and unlimited claims. We’ll even liaise directly with your tenants at any time to ensure swift resolutions. Subject to exclusions and T&Cs apply.

Get in touch for a free, no-obligation quote today.