Damp specialists react to new data that reveals many social landlords are unprepared for Awaab’s Law ahead of its October 2025 rollout.
With Awaab’s Law about to be enforced, a new analysis of official data reveals that social landlords across the UK are still struggling to handle complaints about damp and mould within acceptable timeframes, raising fears that many will miss the law’s strict 24-hour and 10-day deadlines.
Named after two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to black mould in a Rochdale social housing flat, Awaab’s Law will come into effect on 27 October 2025.
Under the law, social landlords will be required to:
- Investigate serious damp and mould hazards within 24 hours
- Complete remedial works within 10 days
- Report noncompliance to the Regulator of Social Housing
The law forms part of the Social Housing (Regulation) Act 2023, introduced to strengthen tenant protection and accountability. Government analysis estimates 3-4% of social homes have ‘notable’ damp and mould issues, and 1-2% have ‘serious’ problems (DLUHC).
FOI and Ombudsman data reveal gaps
According to the Housing Ombudsman’s 2023–24 Annual Complaints Review, property condition issues accounted for 73% of all social housing complaints, with over 100 cases of ‘severe maladministration’ relating to damp and mould (Housing Ombudsman). Several councils resolved fewer than half of the complaints within target timeframes.
FOI data from local authorities shows wide regional disparities:
Awaab’s Law is overdue
“These numbers are alarming but sadly not surprising,” said Wesley Blackburn, Director at Allerton Damp. “The Ombudsman and FOI data show that many councils and housing associations are failing to respond quickly enough. Complaints are delayed, investigations take weeks, and sometimes nothing is done until the Ombudsman intervenes. Awaab’s Law is overdue because families have been living with hazardous mould for far too long.”
“The law sets clear deadlines with 24 hours to investigate, 10 days to remediate, and these are exactly what the sector needs to prevent tragedies like Awaab’s death. But meeting these deadlines will require better systems, pre-approved contractors, and specialist staff. The FOI and Ombudsman data show why this law could not come soon enough,” added Wesley Blackburn.
A critical moment for social housing
With Awaab’s Law set to take effect on 27 October 2025, the data makes clear that many social landlords are unprepared, leaving tenants at risk of prolonged exposure to dangerous mould. Experts warn that without urgent improvements in complaint handling and repair processes, families will continue to face preventable health hazards.
The rollout of Awaab’s Law represents a turning point in social housing safety, holding landlords accountable and giving tenants the legal tools to demand safe, habitable homes.
