Awaab's Law Failures Leave Social Housing Tenants in Mouldy Homes 2026

Awaab's law is failing social housing tenants who continue to live in mouldy homes, according to new reports. Sarah Killick, a tenant in social housing, has been battling mould and damp for months. The anxiety has been insufferable, and she has permanently damaged her teeth from grinding them due to stress. She thought help would come in the form of Awaab's law, new legislation designed to force social housing landlords in England to fix dangerous hazards, which came into effect in October last year. But it did not.

Killick's landlord, Clarion Housing Association – the largest social housing provider in the UK – sent contractors to do a mould wash, but she claims they did nothing to address the root causes of the damp. This was despite surveys showing outside cracks, as well as guttering and drainage problems that could be contributing to the issue. "We have to leave the mould on the walls, because if they turn up and we've wiped it, they say there's no mould, so you have to start the process again," she said. "You have to leave the mould growing until it's really furry and it's awful."

What Is Awaab's Law and Why Was It Introduced?

Awaab's law was introduced following the tragic death of two-year-old Awaab Ishak in 2020, who died from a respiratory condition caused by prolonged exposure to mould in his family's social housing flat in Rochdale. The law aims to force landlords to investigate and fix hazards within strict timeframes. It was hailed as a landmark moment for tenants' rights. However, its implementation has been criticised as slow and ineffective.

Under the law, landlords must investigate hazards within 14 days and begin repairs within a further 7 days. But many tenants report that landlords are not complying, and enforcement is weak. The housing ombudsman has just concluded maladministration and service failure on the part of Clarion in Killick's case, and said the landlord "did not recognise that it failed in its duty to fully comply with Awaab's law". Clarion said it did not agree with the ombudsman's conclusion and would appeal against the decision.

Key Failures in Implementing Awaab's Law

• Lack of enforcement: Many landlords are not held accountable for missing deadlines.
• Inadequate repairs: Contractors often perform superficial fixes like mould washes without addressing root causes such as structural defects.
• Tenant burden: Tenants are forced to leave mould growing to prove its existence, exacerbating health risks.
• Slow complaint resolution: The ombudsman process can take months, leaving tenants in hazardous conditions.

Comparing Awaab's Law to Previous Housing Standards

Despite the legal framework, the reality on the ground is that many tenants are still suffering. The law's success depends on robust enforcement and adequate funding for housing associations, which many argue is lacking.

What Needs to Change for Awaab's Law to Work

For Awaab's law to be effective, several changes are necessary. First, enforcement must be strengthened. This includes imposing meaningful penalties on landlords who fail to comply. Second, tenants need better access to legal support and advocacy. Third, housing associations must be properly funded to carry out necessary repairs. Finally, the complaint process should be streamlined to provide quicker resolutions.

Killick's case highlights the human cost of these failures. "The anxiety has been insufferable," she said. "I've permanently damaged my teeth from grinding them due to stress." Her story is not unique. Thousands of social housing tenants across England face similar battles, and many feel abandoned by the system meant to protect them.

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