Awaab’s Law Is Here - But Is the Sector Really Ready?

On 27 October 2025, Awaab’s Law officially came into force, marking one of the most significant shifts in housing regulation in recent history. While the intent behind the legislation is clear; to protect tenants from the dangers of damp and mould through enforceable response times – the practical reality for housing providers is far more complex.

This isn’t a box-ticking exercise. It’s a transformation in how landlords manage repairs, data, and accountability. Yet as the sector scrambles to demonstrate readiness, many are beginning to realise they aren’t as prepared as they thought.

Recent findings from Housemark’s member survey (Aug–Oct 2025) show that although 82% of social housing providers (SHPs) report feeling ‘ready’ for Awaab’s Law, the reality is one of compliance chaos, process gaps, and fragile data foundations. Too many organisations are still treating damp and mould as a maintenance problem, when in fact it’s now a challenge that spans data, process, and training.

Compliance Chaos: A Data and Process Problem, Not a Maintenance One

From 27 October, every reported case of damp and mould triggers a series of legal “compliance clocks” with strict deadlines and evidential requirements. Landlords must investigate potential hazards within specific timeframes, record every action, and prove that reasonable steps were taken to resolve the issue.

This changes everything. Compliance is no longer about fixing a leak or painting over a wall. It’s about evidencing every stage of the process.

The challenge is that many landlords are still relying on spreadsheets, email trails, and disconnected maintenance systems to manage cases. What was once good enough is now a legal risk. Under Awaab’s Law, fragmented data isn’t just inefficient; it’s non-compliant.

Building Power Apps Is Not the Answer

To plug these gaps, many providers have tasked internal Power BI or Power Apps teams with developing compliance dashboards. The licences are already paid for, and internal data teams are capable. But capability isn’t the same as suitability.

Custom-built tools carry huge hidden risks. They take nine to twelve months to develop, require ongoing maintenance, and will need complete rebuilds when Awaab’s Law expands in 2026 and 2027 to include hazards such as excess cold, fire, and electrical safety.

A Power BI dashboard can show what has already happened. It can’t predict which cases are about to fall out of compliance or flag homes at risk before a breach occurs. That requires an AI-powered risk engine trained on large, sector-wide datasets and continually updated as regulation evolves.

Speaking at Westminster Insight’s Solutions to Damp and Mould in Social Housing event, Stephanie Lloyd-Foxe of Magna Housing upheld this view, commenting that SHPs “need to look at how they can utilise technology and data to enable proactive safety, with centralised data systems to track repairs, tenant feedback and compliance.”

In short, reporting isn’t readiness. The sector doesn’t need more dashboards; it needs data assurance, predictive insight, and the ability to demonstrate reasonable endeavour.

The Fragmentation Problem: Why Are We All Building the Same Thing?

Across the UK, dozens of housing associations are developing their own internal compliance tools, each interpreting Awaab’s Law slightly differently. The irony is that everyone is building the same thing, but doing it separately, with different data models and definitions of compliance.

This fragmented approach duplicates effort, drives up cost, and risks inconsistency in how cases are managed and evidenced. It also leaves tenants exposed to uneven safety standards.

The solution lies in collaboration. Housing providers should collaborate across departments and agencies to deliver holistic safety. That principle should extend beyond individual landlords to partnerships with trusted technology vendors who can bring shared learnings, proven data models, and scalability.

By working together, rather than each reinventing the wheel, the sector can move faster, reduce risk, and achieve the consistent compliance outcomes Awaab’s Law demands.

Scalability and Future Readiness: Preparing for 2026 and 2027

A common misconception is that Awaab’s Law applies only to damp and mould. In fact, it is the first step in a multi-year rollout that will eventually encompass all 28 HHSRS hazards.

In 2026, the law will expand to include excess cold, fire, electrical hazards, falls, and hygiene. In 2027, it will extend further to include hazards such as asbestos, carbon monoxide, water supply, and noise. Providers that build single-purpose, in-house systems will find themselves rebuilding them every year to keep up.

The Rise of the Compliance Claims Industry

Another pressing concern is the growing market around compliance claims. Mobysoft’s Internal analysis using English Housing Survey 2023–24 prevalence data suggests that as many as 305,000 homes may be affected by damp and mould. If even a fraction of these become formal cases, the potential claims exposure for the sector could exceed £2.5 billion.

A new wave of so-called “compliance chasers” is already emerging, targeting tenants with offers of “no win, no fee” representation. If providers cannot produce clear evidence of compliance — including time-stamped actions, communications, and outcomes — they will be vulnerable to challenge and compensation claims.

In this environment, maintaining data integrity, traceability, and transparency is no longer a compliance goal. It’s a form of protection.

Collaboration, Not Isolation, Is the Future

Awaab’s Law has reset expectations across the housing sector. Meeting those expectations will take more than compliance checklists or quick software fixes. It will require collaboration, investment in staff training and wellbeing, and engagement with tenants throughout service design.

Success will come from auditing current processes, leveraging technology for transparency and efficiency, and collaborating across departments and agencies. The same approach applies to the sector as a whole: collective innovation, shared data models, and proven solutions will be key to lasting success.

The Bottom Line

Awaab’s Law has brought clarity of purpose but also new layers of complexity. While its goal is to keep tenants safe, it also challenges housing providers to rethink how they use data, technology, and people to achieve that safety consistently.

There will be bumps along the way, and some organisations will inevitably struggle. But readiness isn’t about building fast; it’s about building right. It’s about sustainability, scalability, and control.

Compliance doesn’t need to be chaotic. With the right insight, systems, and collaboration, it can become a catalyst for lasting service improvement.