Lewisham Council Named and Shamed as Awaab’s Law Comes Into Force

Key Points

• Lewisham Council criticised for leaving a family of seven in a damp, mould-infested two-bedroom flat for over seven months.
• Housing Ombudsman investigation found the council breached its vulnerable residents policy and failed to act urgently.
• The council did not provide the family with clear plans or repair timelines.
• Lewisham Council has assigned a dedicated officer and promised a clear schedule of works to resolve the issue.
• The council was named for severe maladministration in a Housing Ombudsman report coinciding with the introduction of Awaab’s Law.
• Awaab’s Law, effective from 27 October 2025, mandates strict timeframes for social housing landlords to fix damp, mould, and emergency repairs.
• The Housing Ombudsman cited multiple social housing cases with severe damp and mould issues causing health problems.
• Lewisham Council’s inadequate response included confusing and incomplete inspections.
• The council has introduced new repair and damp policies and revamped its systems in response to the findings.

What Is Awaab’s Law and Why Has It Came Into Force?

Awaab’s Law, introduced on 27 October 2025, is landmark legislation requiring social housing landlords to repair reported damp, mould, and emergency issues within stringent timeframes. The law was named in memory of Awaab Ishak, a two-year-old boy who tragically died in December 2020 due to a respiratory illness caused by exposure to severe mould in his family’s council home in Manchester. The legislation emerges as a government attempt to enforce prompt and responsible landlord actions to prevent such tragedies.

As reported by Richard Blakeway, the Housing Ombudsman, in his critical report,

“issues around damp and mould in social housing occur over months or years, with some only resolved after Ombudsman intervention. This is contrary to the expectations set by Awaab’s Law requiring action within days or weeks.”

The report exposes widespread failings in handling damp issues across the country’s social housing.

How Has Lewisham Council Failed Vulnerable Residents?

The South London Lewisham Council was publicly criticised in the Housing Ombudsman’s severe maladministration report, which coincided with the launch of Awaab’s Law. According to the Housing Ombudsman’s investigation, Lewisham Council left a family—including five children—living in a damp, mould-infested two-bedroom flat for more than seven months without adequate intervention.

The investigation found the council repeatedly ignored its own policy meant to protect vulnerable residents, failing to treat the problem with the urgency required. Despite reports from the family about worsening mould, the council delayed action and did not communicate repair plans or timelines.

As detailed by a spokesperson for Lewisham Council to the Local Democracy Reporting Service (LDRS), the council assigned a dedicated officer following the Ombudsman’s report and promised a “clear schedule of works until the problem is fully resolved.” However, at the time of investigation, the damp and mould remained unaddressed, causing distress and health concerns for the residents.

The council responded to an initial leak but failed to monitor or prevent further damage, even though other flats reported similar issues. They offered an ineffective mould wash and promised a full damp inspection, which was never conducted; only the roof was inspected. Furthermore, the council’s internal records confused the damp’s cause, complicating repair efforts.

What Did the Housing Ombudsman’s Report Reveal About General Social Housing Conditions?

Richard Blakeway’s report illuminates critical shortcomings in social housing management nationwide. It recounts disturbing examples of neglect:

• Properties with carpets too wet to touch.
• Cases where mushrooms grew on a child’s wall.
• Homes experiencing water running down walls during rainfall.

Mr Blakeway stressed the prolonged timelines landlords allow for repairs, with many cases stretching into months or years. He emphasised the health implications, noting that many residents suffer from severe asthma or fungal infections but receive no urgent landlord response.

The report warns that without strict enforcement like Awaab’s Law, such neglect will persist to the detriment of vulnerable tenants.

How Has Lewisham Council Responded to the Criticism?

In a statement to the Local Democracy Reporting Service, a Lewisham Council spokesperson acknowledged the council’s failings, admitting that losing track of complex repairs caused “frustration and distress for residents living in non-decent homes.”

The spokesperson stressed the council’s efforts since reclaiming housing services in October 2023, focusing on improving repair management, particularly regarding damp and mould. They outlined measures being implemented, including new Repairs and Damp and Mould policies and an overhaul of the systems used to schedule and track repairs.

They assured,

“We are taking our statutory responsibilities under Awaab’s Law extremely seriously.”

What Are the Implications for Social Housing Landlords Moving Forward?

The introduction of Awaab’s Law marks a pivotal change for social housing landlords across England. The legislation mandates strict deadlines for damp, mould, and emergency repairs, demanding transparency and accountability. Landlords must now provide clear communication to residents about repair schedules and consequences of non-compliance include intervention by the Housing Ombudsman.

Lewisham Council’s naming in the Ombudsman’s “severe maladministration” report highlights the legal and public relations risks for landlords failing to meet these duties. It also underlines the human cost of neglecting vulnerable families living in unsafe conditions.

The Housing Ombudsman’s report and Awaab’s Law together signal heightened scrutiny and a legal framework intended to safeguard tenants’ health and dignity in social housing.