As we edge closer to the implementation of Awaab’s Law this October, the Housing Ombudsman for England has issued a stark warning about “simmering anger” among social housing tenants due to persistently poor living conditions.
The statement follows mounting frustration from residents experiencing issues such as persistent damp, mould, infestations, and long delays in repairs, problems that have now become a central focus in the national conversation on housing justice.
In a recent interview with The Guardian, Richard Blakeway, the Housing Ombudsman, said he has “never seen so much anger” among tenants, describing the widespread dissatisfaction as the most intense in over a decade. He attributed this discontent to both the sheer volume of unresolved issues and the systemic barriers tenants face when raising complaints with their housing providers (The Guardian, 2025).
Tenant Complaints at Record Highs
Complaints about damp and mould, unsafe living conditions, and poor complaint-handling procedures have surged dramatically. The Ombudsman’s office dealt with over 5,000 maladministration findings in the past year alone, with more than 2,000 of these involving delays or poor handling of repairs. This represents a growing disconnect between tenants’ lived experiences and the responsibilities of their landlords.
The Relevance of Awaab’s Law
This growing unrest underscores the vital need for robust enforcement of Awaab’s Law, a landmark piece of legislation inspired by the tragic death of Awaab Ishak, who died from prolonged exposure to mould in a social housing flat in 2020. The law mandates strict timeframes for landlords to identify and resolve hazards, such as damp and mould, shifting the burden of responsibility squarely onto housing providers.
As previously outlined by Westbury FM, under Awaab’s Law, Registered Social Landlords (RSLs) will be legally required to act swiftly when tenants report Category 1 hazards such as excessive damp or structural risks. Failure to do so could result in financial penalties and reputational damage.
Proactivity is Now Essential
The Ombudsman’s message is clear: housing providers must move from reactive to proactive maintenance. Blakeway calls for better leadership, systemic reform, and increased tenant engagement to rebuild trust. This echoes our guidance at Westbury FM, where we have continually emphasised the importance of preventative maintenance, data-driven property inspections, and tenant education.
A Moment for Change
Blakeway’s comments come at a pivotal moment. As public awareness and scrutiny of housing conditions rise, the expectation is that landlords must not wait for legal action to compel change; they must embrace the moral and operational duty to ensure homes are safe, decent, and habitable.
We encourage all RSLs to take heed of the Ombudsman’s warnings and prepare rigorously for the incoming legislation. Tenant voices are growing louder, and with good reason. It’s time for the sector to rise to the occasion.
If your organisation needs guidance on compliance strategies, Westbury FM is here to help you navigate this new era of social housing accountability.
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Thanks for reading,
Sonia Murton – Westbury FM – sonia.murton@westburyfm.co.uk
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