Tag: Awaab’s Law

Social housing conditions barely improved since pandemic, says Westminster Committee

SCATHING REPORT ON THE STATE OF ENGLAND’s SOCIAL HOUSING

Raising the standard of social homes in England is essential given the progress at bringing homes up to a minimum standard has almost ground to a halt, says the cross-party Housing, Communities and Local Government (HCLG) Committee in a report published today (Monday).

While most social homes provide tenants with warm, safe and decent places to live, the report finds that too many people living in social housing suffer from appalling housing conditions and do not have their complaints treated seriously. 

The report notes that the minimum standard of what is considered a decent home has not changed in twenty years and says, “it is not acceptable that just under 430,000 social homes still fail to meet even this basic standard”.

The Committee’s Housing conditions in the social rented sector report calls for the Government to use the delayed Long-term Housing Strategy to deliver an approach which addresses the twin objectives of building more social homes while ensuring conditions in existing housing stock are improved.

The report recommends the Government establish a new, modern Decent Homes Programme that supports social landlords to raise the standard of social homes, which includes a pooled fund for improvements to social homes and a single housing quality framework to consolidate the regulatory requirements on social landlords.

Florence Eshalomi MP, Chair of the Housing, Communities and Local Government (HCLG) Committee said: “Whether it is residents living in poorly insulated homes, experiencing overcrowding, or enduring housing with damp or mould, it’s vital that Government measures, including Awaab’s Law and the New Decent Homes Standard, bring a meaningful improvement to social housing conditions.

“The Government deserves credit for the steps taken to rebuild the sector’s financial capacity after years of underinvestment. However, we do have concerns about the resources available to social housing providers to meet the Government’s new social homes target while also raising standards over the decade.

“The Government’s Long-term Housing Strategy needs to set out a credible plan to tackle the need to improve existing housing stock while encouraging social landlords to build the new social homes the country needs.”

The report agrees with the Government’s decision to rollout Awaab’s Law in phases, focusing on tackling the most dangerous hazards first, but warns that social landlords and tenants need a much clearer roadmap for when the remaining phases of Awaab’s Law will be introduced.

The report calls on the Government to urgently set and publish the timeline for extending Awaab’s Law to all remaining hazards, so that tenants and social landlords have clarity about when they can expect these new regulations to apply.

High energy prices, the report warns, mean households living in homes that comply with the Government’s new minimum energy efficiency standard may still be in fuel poverty, if they struggle to afford to heat their home sufficiently.

The Committee therefore recommends the Government revise the official definition of fuel poverty to reflect this in the forthcoming Fuel Poverty Strategy.

The Government’s proposed changes to the Decent Homes Standard are welcomed, with the report noting that the “current standard has been out-of-date for some time and is in urgent need of reform, given that it was last updated in 2006”.

To demonstrate to tenants and the public that progress is being made, the report recommends the Government put in place interim targets in homes upgrading to the revised Decent Homes Standard.

The report also calls on the Government to introduce a review to update the Decent Homes Standard at least every 10 years to ensure it “reflects the changing needs of the population, environmental pressures, scientific evidence of the hazards to health from poor housing and societal expectations of what a decent home consists of”.

Tenants to be better protected from damp and mould

Regulations for Awaab’s Law to be introduced in Scotland

New regulations to protect tenants from damp and mould will be laid in the Scottish Parliament.

The Investigation and Commencement of Repair (Scotland) Regulations 2026 will introduce new duties on landlords to investigate reports of damp and mould and start any repairs needed within a set timescale if approved by Parliament.

This is the first set of regulations for the implementation of Awaab’s Law, named after two-year-old Awaab Ishak who died in 2020 from a respiratory condition caused by mould in his family’s housing association flat in England.

Housing Secretary Màiri McAllan said: “Everyone deserves to live in a home free from damp and mould. These regulations will help to ensure that’s the case by requiring any instances to be swiftly investigated by landlords and prompt action taken.

“In Scotland, while 90% of homes are free from damp and mould, we want to make sure everyone is protected. That’s why we are leading the way in rolling out these protections to both social and private tenants. We have worked closely with tenant groups, landlords and other stakeholders to develop regulations that protect tenants while being practical for landlords to implement.

“We will also be raising awareness of the importance of identifying and addressing damp and mould issues as quickly as possible.”

Millions of tenants safe from black mould through Awaab’s Law

New laws are now in force protecting England’s social housing tenants from emergency hazards and damp and mould. The changes are a lasting legacy to Awaab Ishak

  • New rules will protect tenants and force social landlords in England to urgently fix dangerous homes. 
  • Emergency hazards to be addressed within 24 hours under landmark changes.
  • Reforms are a legacy to two-year-old Awaab Ishak who tragically died from prolonged exposure to mould. 

The first phase of Awaab’s Law will force social landlords to take urgent action to fix dangerous homes or face the full force of the law, improving lives for tenants and families living in all four million of England’s social rented homes. 

The new legal duties will finally put tenants’ safety first with landlords forced to fix emergency health and safety hazards within 24 hours of reporting. They must also investigate significant damp and mould within 10 working days of being notified and then make properties safe in five working days. For both types of hazards, they must also write the findings to tenants within three working days of inspection.   

As part of the reforms, landlords now must also consider the circumstances of tenants which could put them at risk – including young children and those with disabilities or health conditions. Alternative accommodation must also be offered if homes cannot be made safe within the required timeframes. 

These vital reforms will not only keep tenants safer in their homes, but hold landlords to account. Those who fail to comply with the rules face being taken to court, where they could be issued enforcement orders, forced to pay compensation and legal costs – as well as loss of rent if homes were uninhabitable.

Awaab’s Law is a lasting legacy to two-year-old Awaab Ishak, who tragically died after being exposed to mould at his Rochdale home in December 2020. In the wake of this tragedy, Awaab’s family has fought to secure justice, not only for their son but for all those who live in social housing. 

Housing Secretary Steve Reed said:  ”Everyone deserves a safe and decent home to live in and Awaab Ishak is a powerful reminder of how this can sadly be a matter of life or death. 

“Awaab’s family has fought hard for change and their work to protect millions of tenants’ lives will live on as a legacy to their son. 

“Our changes will give tenants a stronger voice and force landlords to act urgently when lives are at risk, ensuring such tragedies are never repeated.”

More of Awaab’s Law will be phased in next year and in 2027 to make homes safer from more hazards, alongside work to build 1.5 million new homes, including the biggest boost of social and affordable housing in a generation. 

To bring further transformative and lasting change in the safety and quality of social housing and give tenants a stronger voice, a new £1 million fund has been launched by the government today to create new ways of helping tenants engage with their landlords and have more influence over decisions that affect them. 

Up to £100,000 will be granted to successful bidders who propose strong ideas for improving communication between landlords and tenants and help tenants have more of a say in how their homes are managed.

Examples of innovative ideas could include online platforms, marketing campaigns or recruiting specialist personnel who can support tenants to improve their experiences in social housing. 

This will help replace the outdated, inefficient ways of communicating that leave tenants feeling unheard and waiting too long to get issues resolved by their landlord. 

Preventing homelessness and improving housing standards

Housing (Scotland) Bill passed by Holyrood

Legislation to transform homelessness prevention and improve standards in rented housing has been passed by the Scottish Parliament.

The Housing (Scotland) Bill will place a duty on certain public bodies to prevent people from losing their homes by asking about their housing situation and taking action.

The Bill will also broaden Ministers’ powers to implement ‘Awaab’s Law’, which will ensure landlords promptly address issues that are hazardous to tenants’ health, starting with damp and mould.  

The legal measure was named after Awaab Ishak who died in 2020 after being exposed to mould in his home in Rochdale in north west England. The law will now be implemented in Scotland’s rented sector from March 2026, subject to Parliament’s agreement.

Other measures in the Bill include giving Ministers the power to implement a system of long-term rent controls, keeping rent affordable for tenants.

Housing Secretary Màiri McAllan said: “Passing the Housing (Scotland) Bill is a landmark moment for how we prevent homelessness in Scotland.

“Whilst we already have some of the strongest homelessness rights of any country, we will now go even further to a create a gold-standard homelessness prevention system.

“Passing this groundbreaking legislation, coupled with the Housing Emergency Action Plan published earlier this month, shows just how serious we are about tackling Scotland’s housing crisis.

“Families across Scotland will have the confidence that their rented home will be free from damp and mould as we take forward work to implement ‘Awaab’s Law’. We will now work at pace to lay regulations to implement these protections from March.

“Scotland has already led the way in protecting tenants and providing strong rights when people are homeless and now the Housing Bill will revolutionise homelessness prevention and ensure rents are kept affordable.”

Maeve McGoldrick, head of policy and communications for Crisis Scotland, said: “Today’s vote marks a landmark moment in Scotland’s journey towards ending homelessness.

“We already have strong rights in place for people experiencing homelessness, but as we see from our frontline services, we need to do far more to prevent people losing their home in the first place. That means allowing people entering a housing crisis to get help earlier, so they can get support before it is too late.

“At Crisis we have been calling for new protections to stop people being forced from their homes for years. These new changes, contained in the Housing Bill, hold the potential to create a truly world-leading homelessness system, where everyone has a safe, secure place to live.”

Campaigners Living Rent said: “MSPs voted to pass the Housing bill and with it, rent controls. This bill wouldn’t exist without the work of Living Rent members.

“It caps rent increases between tenancies, clamps down on disrepair, and strengthens joint tenancy rights.”

The Scottish Greens also welcomed the decision: “40 years ago Margaret Thatcher abolished rent controls in Scotland.

“The Scottish Parliament just passed a Bill introduced by the Scottish Greens, which will allow them once more! This will keep rents affordable and offer safety and stability to renters.”

Graham Crocket, National Estate Agency Director at Aberdein Considine, has reacted to the passing of the new Housing (Scotland) Bill 2025. 

The Bill empowers local councils to designate ‘Rent Control Areas’, capping rent increases to inflation plus 1%, and introduces stricter eviction rules while mandating rent history disclosures.  

Graham said: “The implementation of the Housing (Scotland) Bill 2025 is a turning point for landlords, property buyers and the wider property market. While the government frames this Bill as a step towards fairness and affordability, the ripple effects could be profound.  

“With rent controls, enhanced tenant protections and new transparency requirements becoming law, landlords and investors will need to carefully reassess their positions, while first-time buyers could be among those best placed to benefit.   

“For landlords, especially those operating in high-demand urban areas, the Bill represents a tightening of margins and a loss of flexibility. The prospect of capped rent growth and longer notice periods may prompt a sell-off of rental housing stock, particularly for older flats and tenements. This shift could flood the second-hand market with properties previously held for investment.   

“If this happens, first-time buyers could find themselves with more choice and negotiating power than before. In cities like Glasgow and Aberdeen, where affordability ratios are more favourable, the impact could be especially pronounced. Entry-level homes may see a softening in price, giving new buyers a foothold in markets that have long felt out of reach.   

“The Bill’s full impact will depend on how councils implement rent control zones and how landlords respond. For now, the market is watching, and first-time buyers may be wise to do more than just watch.” 

Aberdein Considine has produced a short city-by-city forecast on the expected impact of the Housing (Scotland) Bill: 

  • Glasgow: With an average house price of £191,000 and strong rental demand, Glasgow is likely to see moderate investor exits. Flats in areas like Dennistoun and Southside may enter the market, softening prices and improving access for first-time buyers.  
  • Edinburgh:  Scotland’s capital faces a declared housing emergency and high property values. Rent controls could be rolled out aggressively, prompting landlord exits in Leith and Southside. However, strong demand may keep prices buoyant, limiting gains for new buyers.  
  • Aberdeen: Long subdued by oil sector volatility, Aberdeen’s market is already cool. The bill may accelerate existing trends, with modest price declines and increased affordability for buyers seeking value.  
  • Stirling:  Affordable and well-connected, Stirling could attract buyers priced out of Glasgow and Edinburgh. Investor exits near the university and city centre may boost supply of housing stock, stabilising prices and enhancing accessibility.  
  • Perth: With a quieter market and rural appeal, Perth may see slower changes. However, increased listings of older rental stock could gently ease prices, especially for flats and terraced homes. 

Aberdein Considine is an award-winning law firm with 21 offices and more than 450 staff across Scotland and the north of England. The firm is also Scotland’s largest solicitor estate agent with a national network of high street branches, including in the key cities of Aberdeen, Edinburgh, Glasgow, Perth and Stirling. 

Awaab’s Law coming to Scotland

Further protections for social housing tenants

Social housing residents in Scotland will be given greater protection against issues of disrepair in their homes such as damp and mould through the introduction of Awaab’s Law.

Awaab’s Law is named after two-year-old Awaab Ishak who died in 2020 after being exposed to mould in his home in Rochdale.

The Scottish Government intends to introduce amendments to the Housing (Scotland) Bill that will broaden Ministers’ powers to impose timeframes on social landlords to investigate disrepair and start repairs, through regulation, following engagement with the sector.

The regulations will build on provisions already in the Bill on strengthening tenants’ rights and Scotland’s existing legal protections for social tenants such as the Scottish Housing Quality Standard and the Right to Repair Scheme.

Social Justice Secretary Shirley-Anne Somerville said: “Introducing timescales and expectations for repairs aims to make sure this never happens to a child or their family ever again.

“Everyone in Scotland deserves the right to live in a warm, safe and secure home, free from disrepair. We already have a strong set of rights and standards that have been improving in Scotland.

“However, these measures will go even further and give power and confidence to tenants that any issues identified and repairs started in a timely manner, so any issues do not have a detrimental impact on their health.

“Our Housing Bill already contains proposals to improve tenants’ rights, and these measures will strengthen those even further to make sure their home is safe for them and their families.”

Housing (Scotland) Bill | Scottish Parliament Website

Social Housing: Emergency hazards to be repaired in 24 hours through Awaab’s Law

Housing Secretary launches a consultation proposing new legal requirements for England’s social landlords to address hazards including damp and mould quickly

plans to clamp down on rogue social landlords who fail to provide safe homes have been announced today, supporting the Government’s pledge to deliver Awaab’s Law.   

The two-year-old from Rochdale died from a respiratory condition caused by extensive mould in the flat where he lived, and the Government is taking action to introduce lifechanging reforms in social housing to prevent future tragedies.  

The Awaab’s Law consultation has been launched by the Housing Secretary, which proposes introducing new strict time limits for social housing providers and force them to take swift action in addressing dangerous hazards such as damp and mould.

It proposes new legal requirements for social landlords to investigate hazards within 14 days, start fixing within a further 7 days, and make emergency repairs within 24 hours. Those landlords who fail can be taken to court where they may be ordered to pay compensation for tenants.  
  
Landlords will be expected to keep clear records to improve transparency for tenants – showing every attempt is made to comply with the new timescales so they can no longer dither and delay to rectify people’s homes.    

Housing Secretary, Michael Gove said: “The tragic death of Awaab Ishak should never have happened. His family have shown courageous leadership, determination and dignity to champion these changes and now it’s time for us to deliver for them through Awaab’s Law.  
    
“Today is about stronger and more robust action against social landlords who have refused to take their basic responsibilities seriously for far too long. We will force them to fix their homes within strict new time limits and take immediate action to tackle dangerous damp and mould to help prevent future tragedies.  
    
“Alongside Awaab’s Law, our landmark Social Housing Act will drastically improve the quality of life in social housing, granting residents a proper voice to fight those who think they can cheat the system and ensuring rogue landlords face the full force of the law.”  

Faisal Abdullah, Awaab’s father. said: “We hope that Awaab’s Law will stop any other family going through the pain that we went through.

“Landlords need to listen to the concerns of tenants and we support these proposals.”

Social Housing campaigner, Kwajo Tweneboa said: “As we know many families across the country are still living in homes with damp and mould, creating misery but more worryingly risks their health and safety.  

“I’m pleased to see Awaab’s Law reach the consultation phase and hope that it goes far enough to prevent other families going through the tragedy Awaab’s family have had to. It’s crucial the government are able to make sure this law has teeth and is enforced for it to work as intended.” 

Through the measures announced today tenants will be able to take their landlords to court if they fail to fix dangerous hazards. This builds on the progress already made to drive up standards in social housing.

The UK Government says there has been consistent improvement in the quality of social homes since 2010 – with a reduction in non-decent social homes from 20% in 2010 to 10% last year – but recognises ‘there is more work to do’.

The Social Housing (Regulation) Act, which became law last year,  will equip the Regulator of Social Housing and tenants with stronger powers and rights to hold the small minority of rogue landlords accountable.     

New enforcement powers will also be available for the Regulator to weed out bad landlord practices – including issuing unlimited fines and entering properties with only 48 hours’ notice to make emergency repairs in the most severe cases.    

As part of changes to deliver Awaab’s Law, the Government recently consulted on what more tenants need to better understand their rights and challenge social landlords when things go wrong – the direction to the Regulator will be published in the coming weeks.   

This is the latest step in addressing systemic issues identified following the Grenfell Tower fire – not just the safety and quality of social housing but how tenants are treated by their landlords.

Awaab’s Law consultation will be open for eight weeks and further details on how to respond can be found here