Awaab’s Law Fails to Deliver Safe Homes for Many Tenants

The legislation named after two-year-old Awaab Ishak took effect in October 2025, obliging England’s social-housing landlords to remedy damp, mould and other hazards within set timescales. Tenants such as Sarah Killick, a full-time carer living in a Clarion Housing Association property, report that the law has not stopped recurring mould. Clarion sent contractors to perform a superficial “mould wash” but did not address underlying drainage and guttering problems. Clarion disputes the finding and plans to appeal.

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• As of 15 July 2026, the ombudsman had received more than 400 cases involving Awaab’s law, with 97 % of completed cases judged maladministration.

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• Damp, mould and fungal growth accounted for the largest share of complaints.

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• The most common failures were: not recognising the law’s applicability, missing emergency-hazard investigation deadlines, and inadequate record-keeping.

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• Average resolution time for complaints is nine to twelve months.

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• The ombudsman’s interim head, Andrea Keenoy, noted the hiring of 77 new case workers to reduce the backlog.

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Campaigners argue the law’s enforcement gap leaves tenants unable to compel repairs. Suzanne Muna, co-founder of the Social Housing Action Campaign, says landlords often prefer paying compensation over funding comprehensive fixes. Khayriya, a single mother of five in Sheffield, reports that even after the law’s introduction, repairs were delayed for months and mould was merely painted over, offering no real health protection for her children.

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• Clarion Housing Association maintains that resident safety is a priority, cites multiple attempts to arrange access, and asserts confidence in its compliance, while reserving the right to appeal the ombudsman’s decision.

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• Government spokesperson emphasized that every tenant has a right to a safe home, warned that non-compliant landlords face “unlimited fines,” and announced up to £50 million to modernise courts and aid councils in enforcing the law.

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• Housing ombudsman labelled Clarion’s handling as maladministration and highlighted systemic failures across the sector.

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• “We haven’t really seen any improvement, because it’s no easier now for people to enforce their legal rights than it was prior to Awaab’s law,” — Suzanne Muna, a co-founder of the Social Housing Action Campaign (SHAC)

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• “I just don’t think it’s going to happen, it’ll have to go to court,” — Sarah Killick

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