9:20 AM, 27th June 2025, About 2 weeks ago 6
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Awaab’s Law will require social housing landlords to provide and pay for alternative accommodation if a tenant’s home cannot be made safe within set timeframes.
The law is set to come into effect for social housing landlords in October this year and will force social housing landlords to fix damp and mould with strict timeframes.
However, the news comes after a report by the Housing Ombudsman reveals social housing landlords are still failing on emergency repairs ahead of Awaab’s Law, just months before the new rules come into force.
In a speech to MPs, Housing Secretary Angela Rayner, claims the government will use a “test and learn approach” for Awaab’s law.
She said: “Awaab’s law is a crucial piece of legislation that will empower residents to hold registered providers of social housing to account by law if they fail to act on hazards in social homes and make them safe within set timescales.
“This law will ensure that the relationship between landlord and tenant is strengthened, that social landlords take tenants’ concerns seriously, treat all residents with empathy and dignity and that tenants feel respected and heard.”
She adds:“I am determined to ensure this policy works effectively, creating a positive impact for all tenants and leaving a lasting legacy. As such, the government will take a “test and learn” approach to implementing the policy.
“Over the coming months, we will closely monitor and evaluate the impact Awaab’s law is having; the effectiveness of the processes put in place to implement it and, will clarify or adapt our approach to deliver the best outcomes if we need to.”
Ms Rayner laid out some of the rules social housing landlords will have to follow under Awaab’s Law.
She explains social housing landlords must investigate and act on any emergency repairs within 24 hours.
If a social housing landlord becomes aware of a potential hazard in a social home, they must investigate within 10 working days to determine whether a hazard exists.
The new rules will also require social housing landlords to cover the cost of alternative accommodation for tenants if the property cannot be made safe within a specific timeframe.
Ms Rayner also confirmed that tenants will be able to challenge social landlords on failures to meet these new obligations.
She said: “If the property cannot be made safe within the specified timescales for Awaab’s law, then the social landlord must offer to arrange for the residents to stay in suitable alternative accommodation, at the social landlord’s expense, until required repairs are completed.
“Under Awaab’s law, where landlords do not meet their obligations by failing to comply with the new strict timelines for remedying hazards, tenants will be able to challenge them.
They can seek to have poor housing conditions put right through their landlord’s complaints process, the Housing Ombudsman, and through the courts by bringing a housing disrepair claim.
“To ensure that the system of redress remains fair, that vulnerable tenants are not exploited and that both tenants and landlords are not unfairly targeted by unscrupulous claims farming activity, the Minister for Housing and Planning and the Minister for Courts and Legal Services are today also announcing their intention to launch a call for evidence this year.”
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Judith Wordsworth
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Sign Up14:04 PM, 27th June 2025, About 2 weeks ago
LAs must rehouse but where, lol.
Reluctant Landlord
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Sign Up14:57 PM, 27th June 2025, About 2 weeks ago
house them where exactly?
“If the property cannot be made safe within the specified timescales for Awaab’s law, then the social landlord must offer to arrange for the residents to stay in suitable alternative accommodation, at the social landlord’s expense, until required repairs are completed."
Ahhhh I get it....they need to free the hotels up by getting rid of asylum seekers (and also make the stats look great) to make way for this?
I thought that AL is supposed to also apply to ALL accommodation that a SHP provides? If that is the case then any 'alternative/temp accommodation' that is offered up is surely also under the legislation requirements too?
How long can they keep digging the same hole..until they bury themselves?
Jim K
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Sign Up8:54 AM, 28th June 2025, About A week ago
This 'may' have an invitened consequence where the root of the issue is unknown.
Say. A T rehoused over a few years say 3 or 4 times, due to Category 1 issues.
If each individual property has no history of such issue before or after a particular T was resident, then on the 'balance of probability' could the T's lifestyle choices be shown to be rhe major factor?
Sara Rowland
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Sign Up10:05 AM, 28th June 2025, About A week ago
Help! Given that the PRS will be next ..I have a flat that I have owned for years in Acton. It has been refurbished to a very high standard.
The problem has been that I have on several occasions tried to contact the freeholders to ask permission to install extractor fans in the bathroom and kitchen. There is nothing at present.
The managing agents say that in their opinion they will not give permission . But at the same time saying they have no way of getting in touch with them.
I gave been lucky enough to have 2 long term tenants that have assiduously aired out the flat by opening windows.
But now, I have a more typical tenant who keeps all the windows shut. But to be fair ..with no extractor fans this is a problem about to happen. I wanted to install Cyclone 7's which are very expensive but excellent humidistat fans.
I am now incredibly worried because mould is now inevitable.
Management have just out of the blue given me the name of the FH's solicitors. But the message delivered by a quavering female voice circa 80 years olds says there is no one to take my call.
I have emailed but no response.
This is a crazy situation.
As all the flats are licensed, I tried the selective licencing team at Ealing council who are utterly useless.
How can I comply with anything if the FH is uncontactable?
Would the fines go up the chain to them ??
Help!
Judith Wordsworth
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Sign Up10:21 AM, 28th June 2025, About A week ago
Download for £7 the title register from HMLR you it will have the registered address for the freeholder.
Send a recorded letter to them, and copy to their solicitors.
Where in your lease does it state you cannot install (humidistat) extractors? Anyone else in the building have installed similar?
Sara Rowland
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Sign Up15:21 PM, 28th June 2025, About A week ago
It says I am not allowed to make holes in the outside walls. Permission not to be unreasonably withheld.
You need a 4 ins pipe through the walls to flue the extractor.
Other people have just done it, but I have been warned off by the management company.
The same ones who say they cannot contact the freeholder!
I am too goody goody it seems!
I sent several letters to their registered address but some time ago when I had perfect tenants so I didn't pursue it. Seems there is no one physically at that address.
So good idea..start again with registered letters. I guess recent attempts are a good idea if I have to prove myself.
I haven't had a reply to my email to the solicitors so will try that next.