Child left with water running down bedroom wall among latest round of damp and mould cases highlighted by Ombudsman

The report focuses on damp and mould in light of Awaab’s Law coming into force yesterday (27 October).

The Ombudsman found that progress in cases such as these often takes place over months or, in several cases, years, with issues sometimes unresolved until intervention.

This is far from action happening within days or weeks, as would be expected now under Awaab’s Law.

Most cases also involve residents reporting health concerns, including children with severe asthma or fungal infections, but often this does not prompt an urgent response from the landlord, the Ombudsman said.

The landlords highlighted in this report are:

• A2Dominion
• Adur Council
• Amplius
• Clarion
• Curo
• Gateshead Council
• Hackney Co-op
• Hyde Group
• London Borough of Barnet
• London Borough of Camden
• London Borough of Ealing
• London Borough of Haringey
• London Borough of Lambeth
• London Borough of Lewisham
• L&Q
• My Space Housing Solutions
• Onward Homes
• Orbit Group
• Places for People
• Sanctuary
• Slough Council
• Sovereign Network Group
• Southern Housing
• Stoke City Council

Richard Blakeway, Housing Ombudsman, said the need for Awaab’s Law was shown by these cases.

He added: “Understandably, there has been a focus by landlords on meeting the timescales set out in the law. However, landlords should not lose sight of other requirements, such as effective inspections, providing suitable temporary moves and clear, empathetic  communication. There is a risk of false assurance if governing bodies focus only on the tangible targets.

“Issues relevant to these areas are examined in this report because we think they could be ‘“pinch points’ under Awaab’s Law…

“This collective effort will make residents’ homes safer.”

The report advises landlords to lay particular focus on identifying and responding to material changes, ensuring harm is robustly assessed and maintaining effective triage between significant and emergency hazards.

It notes the understandable focus on the quantitative elements of Awaab’s Law - taking action within the prescribed timescales - but the Ombudsman stresses that landlords should not lose sight of the qualitative elements.

Harry Rodd