The first major research into Awaab’s Law has arrived, and it may contain an important warning for private landlords.
Landlords share their view in the LandlordZONE article Damp and mould pose biggest challenge under Awaab’s Law
Since last October, social landlords have been working under the first phase of the new rules, which require them to investigate and deal with dangerous damp and mould within strict timescales. The government’s latest report was intended to assess how that has worked in practice.
What it found is perhaps less reassuring than many landlords might have hoped.
Emergency repairs generally met the required 24-hour deadlines. The real difficulties came afterwards.
Diagnosing the cause of damp and mould, arranging specialist contractors, coordinating repairs and dealing with situations where access couldn’t be gained all proved significantly more challenging than simply responding to an emergency. Even government guidance was criticised for being late, unclear or inconsistent in some areas, creating anxiety for landlords trying to comply.
That matters because Awaab’s Law is due to extend into the private rented sector.
It’s Not The Principle That’s Worrying Landlords
Few landlords would argue against dealing quickly with genuinely dangerous housing conditions.
The death of Awaab Ishak was a tragedy that should never have happened, and every responsible landlord wants serious hazards dealt with promptly.
What concerns many landlords is whether they’ll always be able to comply with the strict deadlines when the cause of the problem lies partly—or entirely—outside their control.
The discussion following publication of the report highlighted exactly those concerns.
Several landlords pointed out that mould isn’t always caused by defective buildings. Lifestyle factors such as drying washing indoors, inadequate heating, poor ventilation and overcrowding can all contribute to condensation, yet proving the true cause can be far from straightforward.
Others questioned what happens when repairs depend on someone else.
If a landlord owns a leasehold flat and damp is traced to the external structure or roof, they may have no authority to carry out the work themselves. Responsibility could lie with the freeholder or managing agent, whose own consultation procedures can take many months.
Yet the statutory timescales continue ticking.
As one experienced landlord commented,
“The Renters’ Rights Act has placed flat-owning landlords in an impossible position.”
Whether or not that proves to be true in law remains to be seen, but it reflects a concern shared by many.
Communication Helps. It Doesn’t Solve Everything.
One positive finding from the government research was that tenants were generally prepared to accept delays where landlords kept them informed and could demonstrate that progress was being made.
Complaints tended to escalate when communication stopped, appointments were missed or nobody appeared to be taking ownership of the issue. The report repeatedly stresses the importance of inspections, written records and keeping tenants updated.
That is sensible advice.
But good communication cannot speed up a freeholder’s repair programme, guarantee contractor availability or resolve disputes about what is actually causing the mould in the first place.
Those practical realities remain.
Another Reason Some Landlords Are Choosing To Sell
The discussion also revealed another trend we’ve been seeing ourselves.
Several experienced landlords openly admitted they would rather sell certain properties than take on the growing compliance risks.
Flats attracted particular attention because of their dependence on third-party management companies.
Older properties with lower EPC ratings were also highlighted as becoming increasingly difficult to manage as regulation grows more complex.
That doesn’t mean every landlord should sell.
Many will continue investing successfully for years to come.
But for landlords who already feel weighed down by the Renters’ Rights Act, licensing schemes, EPC uncertainty, rising compliance costs and increasing legal responsibilities, the findings from the first phase of Awaab’s Law are unlikely to bring much reassurance.
If you’re already questioning whether it’s worth carrying on, it may be better to make that decision while you still have complete control over the timing.
At Landlord Sales Agency, we specialise in helping landlords sell tenanted properties without waiting for vacant possession. That means you can continue receiving rent right up until completion, avoid unnecessary void periods and move on before the next wave of regulation arrives.
Sometimes the biggest risk isn’t making the wrong decision.
It’s waiting until you no longer have as many options.