Safe Homes for Social Housing: Preparing for Awaab’s Law

There is no doubt that the housing crisis we face today is complex. Lack of affordable housing, rent increases, cladding… and lots more! In many cases these issues are slowly being addressed, but it’s a long road ahead.  Damp and mould have been a persistent issue and was propelled into the news back in 2020 with the tragic death of Awaab Ishak.

Following a public outcry, the investigations and research into the tragedy eventually led to Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, known as ‘Awaab’s Law’. It forms part of the biggest social housing government reform in a decade.

According to the latest English Housing Survey from 2023-24, damp issues were found in 7% of social homes, an increase of 3% since 2019. Richard Blakeway, Housing Ombudsman said of a 2024 Severe Maladministration report into damp and mould: “This is a topic that now dominates half of our casework…”

The Regulator of Social Housing (RSH) who sets the standards that social landlords in England must meet for their tenants is conducting regulatory inspections. Clear statutory timescales have been introduced for reporting and tackling damp and mould, with landlords required to act in a timely manner especially if the hazard is deemed to be dangerous. If these timescales are not met, tenants will have greater rights and can legally hold their landlord accountable if their home is not to a decent standard. If hazards are deemed dangerous, alternative accommodation must be arranged.

There are many reasons why damp and mould occur.  Poor ventilation, moisture and condensation, leaky or poorly maintained roofs, or unnoticed burst pipes can all contribute. Mould thrives in damp conditions, spreading on walls, ceilings, floors, furniture and clothing. Breathing in spores can trigger serious health problems, with young children, the elderly, and those with respiratory conditions most at risk.

While prevention is often seen as the obvious solution, it is far from that simple. There are many complex issues facing landlords, not least because much of the housing stock is old: a high proportion of social homes were built from the 1940s to the 1960s and can be more prone to damp due to the materials available at the time, often resulting in inadequate ventilation and insulation.

With social housing budgets stretched as it is, the scale of repairs can vary greatly.  A simple repair can be sorted relatively quickly and cheaply. However, a more complex case requiring professionals to remove and treat the underlying causes can cost tens of thousands of pounds, particularly in cases involving structural damage. In such cases, properties may be unsafe to live in where hazardous chemicals are used to treat the mould.   A robust and planned alternative accommodation plan will need to be urgently deployed if this is the case, especially in the case of major incidents, where multiple homes are due to be remediated at once.

The benefit of planned remediation is that it allows time to locate and secure appropriate accommodation. For short term work lasting a few days, a hotel room can be arranged. Where investigations or structural repairs take months, serviced apartments or rental properties are often more suitable.

Residents’ needs must always be taken into consideration, for example for the elderly, if there are any access needs, if there are families with young children or even pet owners.  ICAB’s expert team is well versed in making sure people are safely and appropriately housed in alternative accommodation with minimum fuss and disruption.

ICAB has prepared for Awaab’s Law, anticipating an influx of instructions. Our housing team is ready to arrange accommodation within the timescales set reducing the stress that comes with moving home.  We have also been liaising with our instructing principals in advance of the law to provide reassurance that we have plans in place, and we are here when needed.

Many housing associations and council landlords across the country are already preparing for these changes to ensure that they have the qualified inspectors to carry out the necessary assessments in advance.  The first phase of Awaab’s Law comes into force in October 2025, and the legislation will eventually extend to the private rented sector.

We will continue to follow the progress closely, with the hope that all residents will in time be able to live in safe, clean and comfortable homes free from hazards to their health.

Visit our website to explore temporary accommodation services offered by ICAB