Social housing residents and campaigners are expressing concerns that Awaab's Law, new legislation intended to compel social housing landlords in England to fix dangerous hazards, is not proving effective. The law came into effect in October last year.
Sarah Killick, a tenant of Clarion Housing Association, reported that despite the law, her landlord sent contractors for a mould wash but did not address the underlying causes of damp. The housing ombudsman concluded maladministration and service failure by Clarion in Killick's case, stating the landlord "did not recognise that it failed in its duty to fully comply with Awaab’s law." Clarion has stated it disagrees with the ombudsman's conclusion and plans to appeal.
Suzanne Muna, co-founder of the Social Housing Action Campaign (SHAC), noted that while the law introduced timelines for fixes, tenants face difficulties enforcing it. She believes some landlords may prefer to pay compensation rather than invest in more extensive repairs to comply with the law. The ombudsman ordered Clarion to pay Killick £1,175 in compensation, provide a formal apology, and complete repairs by 9 November.
As of 15 July 2026, the housing ombudsman had received over 400 cases relevant to Awaab's Law, with 97% of completed cases finding maladministration. Damp, mould, and fungal growth were the most frequent issues. The ombudsman identified common failings as landlords not realising the law applied, failing to investigate emergency hazards within the set timeframe, and inadequate record-keeping.
Muna also reported instances of landlords performing minor fixes, such as mould washes, to meet deadlines without resolving recurring problems. Khayriya, a single mother in Sheffield, shared that even after the law's implementation, it took months for problems in her council home to be addressed, and she suspects mould was merely painted over.