Awaab’s Law: what it means for you and what we're doing

What we’ve done so far to tackle damp and mould 

We know we haven’t always got things right. We’re making sustained changes to deliver faster, safer, and more respectful services: 

Major works

We surveyed 83% of homes internally and 100% externally in 2024, giving us the clearest picture yet of where improvements are needed. We’re investing £70 million a year in major works.

Dedicated training and processes

We’ve trained our teams on our damp and mould process, so every report is tracked and actioned. We’ve also introduced a triage process, so the most urgent cases are prioritised.

Better investigation and repairs

We’ve increased technical capacity (more surveyors and inspectors) and focused on catching up on older cases ahead, with additional admin support to keep residents updated.

Improved systems and data

We are introducing a new system to support quicker inspections and better oversight of deadlines and contractor performance.

Clearer policies

We’ve updated our Repairs Policy and our Damp, Mould and Leaks Policy to reflect Awaab’s Law and to set out what residents can expect from us.

Ongoing transformation and transparency

We’re improving repairs performance, reducing backlogs and reporting progress to residents’ panels and boards. We’ve also run staff webinars and resident working groups focused on damp and mould and Awaab’s Law.

What is Awaab’s Law?

Awaab’s Law is new legislation for social housing in England which comes into force on 27 October 2025. From this point social landlords have to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants within specific fixed timeframes. 

We are working hard to meet those requirements and improve your experience every step of the way. 

Awaab’s Law requirements

• emergency hazards must be made safe within 24 hours
• investigations into reported hazards must be carried out within set timeframes, followed by a written summary to residents explaining what was found and what will happen next
• if a hazard is confirmed and poses a significant risk, repair works must start promptly and the landlord must keep clear records - if a home can’t be made safe within the timeframes, suitable temporary accommodation must be offered

In 2026 these regulations will be extended to include the following hazards where they present a significant risk of harm:

• excess cold and excess heat
• falls associated with baths etc., on level surfaces, on stairs and between levels
• structural collapse and explosions
• fire and electrical hazards
• domestic and personal hygiene and food safety

Need help now?

• report damp and mould or a leak: call 0800 028 2028
• for emergencies (for example, a severe leak, electrics sparking, ceiling collapse), call us straight away - emergency hazards must be made safe within 24 hours
• for non-emergencies, you can report damp and mould via damp_mould@lewisham.gov.uk

Tell us about any health issues (for example, pregnancy, respiratory conditions, disabilities, or if a child or older person lives in the home) so we can prioritise appropriately and make reasonable adjustments.

What Awaab’s Law means for our residents

If you report damp and mould, we will:

1. Log your report and assess the risk. If there is any immediate danger (for example, electrics affected by moisture), we will send an emergency response to make it safe.
2. Investigate the cause within the required timeframe and give you a written summary of findings and next steps.
3. Start repairs quickly where a significant risk is identified, and keep you informed with an expected timetable to completion.
4. If your home can’t be made safe in time, we’ll arrange suitable temporary accommodation until it is safe to return.

Damp and mould can have different causes, and sometimes more than one fix is needed (for example, repairing a leak and improving ventilation). We will focus on the underlying building issues and support you with practical steps to reduce moisture while works are completed. 

If you're a private renter, you can also get help via our Private Sector Housing Enforcement team. 

What to expect during a visit

Our surveyor or inspector will look for leaks, ventilation issues, cold spots and other building defects. They may use moisture meters or hygrometers and will talk through any immediate steps you can take while we organise repairs. We’ll leave you with written information (or send it digitally) about what happens next, including timescales.

If you’re not happy with our response

Please tell us as soon as possible so we can put things right. If you remain unhappy, you can use our complaints process and contact the Housing Ombudsman.