Lambeth Council Named and Shamed Three Times as Awaab’s Law Comes Into Force

Key Points

• Lambeth Council was mentioned three times in a Housing Ombudsman report for severe maladministration regarding social housing damp and mould issues.
• One case revealed the council failed to properly inspect a home for five years, leaving damp and mould unresolved.
• The council neglected reports of water leaks and mould growth, affecting multiple residents in one building.
• Lambeth Council failed to address a resident’s respiratory health concerns linked to mould, despite a surveyor’s report deeming the home unfit for habitation.
• The council delayed essential repairs and had poor communication and complaint handling.
• This report coincided with the introduction of Awaab’s Law, which mandates strict timelines for social housing landlords to fix damp, mould, and emergency repairs.
• Lambeth Council has accepted the Ombudsman’s findings, issued apologies, paid compensation, and committed to improvements.

What Is the Housing Ombudsman’s Report on Lambeth Council?

As reported by the Local Democracy Reporting Service (LDRS), Lambeth Council was named three times in a cause for concern within the Housing Ombudsman’s latest report, citing “severe maladministration” linked to persistent damp and mould problems in social housing rented by the local authority.

One of the critical failings involved a case where the council failed to properly inspect a resident’s home for five years. Despite tenant complaints about water leakages and extensive mould, the council’s inspections were either inadequate or delayed significantly, meaning the root problems went unaddressed.

The Ombudsman’s report criticised Lambeth Council for poor repair records, lack of action on complaints, ineffective communication with tenants, and delays in repair work, which collectively caused distress and harm to residents.

How Did the Council Handle Repairs and Inspections?

According to the report, the resident initially reported water leaking from the guttering causing damp and mould. However, no comprehensive inspection took place for nearly five years despite the resident’s continual follow-ups. The council’s documentation showed repair completion dates but lacked detail on the actual work done.

The Ombudsman noted that “actions over a two-year period were ineffective,” with the council promising an inspection only months after repeated complaints. It took a further year before a second inspection was arranged, which seemed to occur only after the council was informed it was being investigated.

The Ombudsman cautioned that while complaints should not interfere with fixing the issues, the council’s engagement with the resident lacked proper scheduling and communication about appointment times. This prolonged the tenant’s exposure to damp and mould conditions.

What Health and Safety Concerns Were Raised?

One case involved a resident with respiratory conditions and a young child living in a damp, mould-affected property. Lambeth Council was censured for failing to tackle the root causes or provide an action plan, and it also neglected the tenant’s request for re-housing despite a surveyor’s assessment that the property was unfit for human habitation.

The surveyor recommended temporary accommodation while repairs were made, but the council did not act on this advice. The Housing Ombudsman intervened and ordered the council to relocate the resident temporarily to mitigate health risks.

This neglect raised serious concerns about tenant welfare under Lambeth’s social housing management.

How Did Lambeth Council Respond to Complaints?

The council was named a third time concerning a resident’s prolonged battle to get mould repairs. The Housing Ombudsman detailed how Lambeth delayed installing a recommended extractor fan by a year and produced inadequate complaint responses. These responses failed to acknowledge the prolonged nature of the issue, did not offer compensation, and were deemed to have an inappropriate tone.

Lambeth Council later reviewed its handling of the repairs and reportedly instructed corrective measures to prevent repeat occurrences.

What Has Lambeth Council Said About These Findings?

A spokesperson for Lambeth Council told the LDRS:

“Lambeth has more than 33,000 council homes and we are committed to ensuring that all of these are safe and well-maintained for our residents.”

They added:

“When problems arise, we work hard to deal with them quickly and fairly, but we are extremely sorry that the service provided to these residents did not meet our usual high standards.”

The council confirmed it had completed the necessary repairs to standards and implemented reviews to learn from mistakes.

“We have invested hundreds of millions of pounds in maintaining and improving our council homes and estates in recent years,”

the spokesperson said.

“We will continue this work with our residents and with the Housing Ombudsman to provide the best service.”

What Is Awaab’s Law and How Does It Relate?

Awaab’s Law, which came into force on Monday 27 October 2025, mandates social housing landlords to rectify reports of damp, mould, and emergency repairs within strict deadlines. The legislation is named after Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition linked to severe mould in his Rochdale Boroughwide Housing property.

The coincidence of this law’s introduction with the Ombudsman’s report on Lambeth Council accentuates the urgency in addressing damp and mould problems in social housing across the UK.

Why Is This Important for Social Housing Tenants?

The report and the advent of Awaab’s Law highlight systemic issues in how social housing authorities like Lambeth Council manage housing conditions and tenant complaints. Persistent damp and mould are linked to significant health risks, particularly for vulnerable groups such as children and those with respiratory illnesses.

As the Ombudsman’s report demonstrates, failing to act promptly and transparently not only exacerbates tenant suffering but risks legal and reputational consequences for the councils involved.

What Measures Are Being Implemented to Improve?

Following these findings, Lambeth Council has reportedly taken steps to monitor repairs more effectively. It has introduced a single point of contact for residents with complaints to streamline communication and is reviewing support packages for vulnerable tenants.

The council has also committed to improving complaint handling by ensuring all agreed actions are monitored, with the aim of better responsiveness and accountability highlighted by the Ombudsman.