Lambeth Council is stepping up its preparations for Awaab's Law, a crucial piece of legislation designed to enhance housing safety and landlord accountability. The Housing Scrutiny Sub-Committee convened on Tuesday, July 14, 2026, to review the council's progress in tackling housing safety hazards.
Awaab's Law, which became effective on October 27, 2025, imposes strict timeframes on social landlords for investigating and rectifying dangerous damp and mould issues. The law defines 'emergency hazards' as those posing an 'imminent and significant risk of harm' to a tenant's health or safety. 'Significant hazards' are defined as those presenting a 'significant risk of harm' to health or safety, requiring a reasonable landlord with relevant knowledge to address them urgently.
Phase 1 of the law mandates that emergency hazards must be repaired within 24 hours. Significant hazards require investigation within 10 working days, with safety work to be completed within five working days of the investigation's conclusion. For significant hazards, further required works must begin within five working days of the investigation, with a physical start scheduled within 12 weeks. Preventative works aim for completion within 28 days where feasible.
As of July 1, 2026, Lambeth Council has recorded 2,767 damp and mould cases since Awaab's Law's introduction. Of these, 271 are classified as 'Emergency' and 2,496 as 'Significant'. While 74% of investigations and safety works have met the required timescales, access issues have been identified as a reason for delays.
Councillor Pete Elliott, Cabinet Member for Housing, noted an increase in reported damp, mould, and condensation (DMC) cases. Despite progress, the council recognises the need for enhancements in access, staffing, and contract performance. To address these challenges, Lambeth is establishing dedicated 'Healthy Homes Teams' and expanding its use of technology, including AI-backed inspection reporting software.
The council is also gearing up for Phase 2 of Awaab's Law, scheduled for October 2026. This phase will broaden the law's scope to encompass a wider array of hazards, including excess cold and heat, structural collapse, fire, and electrical risks. Phase 3, expected in 2027, will extend requirements to the remaining hazards identified by the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.
To prepare for Phase 2, Lambeth Council is undertaking hazard mapping, integrating Phase 2 hazards into their diagnostic tools, and establishing new priority codes. They are also mapping workflows and updating their repairs policy to ensure process resilience. People readiness is being addressed through training for surveyors and frontline staff, alongside improved tenant communication and engagement.
The structure for Phases 2 and 3 will build upon existing damp and mould co-ordinator roles, with a minimum of two additional surveyors required in each area for investigations. These individuals will form dedicated Healthy Homes Teams within the wider repairs service. All Housing surveyors are undergoing training on the new HHSRS operating guidance, and awareness training for frontline staff is also being provided.
Councillor Viktor Westerdahl highlighted that poor insulation, inadequate ventilation, and overcrowding are significant contributors to damp and mould. The council is also addressing other factors such as 'failure of major building attributes like the roof' and issues with the maintenance of gutters and drains.
Social landlords failing to meet the mandated repair timeframes under Awaab's Law face specific consequences. If safety work or further investigation cannot be completed within the required periods, landlords must provide and pay for suitable alternative accommodation for the tenant's household until the property is made safe. A court may also order specific performance of these obligations. However, landlords can use 'all reasonable endeavours' to avoid a breach as a defence.
For more details on the council's housing scrutiny, refer to the Supplementary Agenda, Agenda Frontsheet, and Public Reports Pack for the Housing Scrutiny Sub-Committee meeting.
