‘Prepare for Awaab’s Law expansion’ Blakeway tells landlords in final maladministration report as ombudsman

Richard Blakeway, in his final ‘learning from severe maladministration’ report as ombudsman, said providers should consider their response to roof leaks in preparation for the extension of Awaab’s Law.

While the cases included in the latest report pre-date the introduction of Awaab’s Law, the watchdog said they reflect early lessons that can be used to help providers meet obligations under the legislation as it expands to cover more hazards this year as well as the upcoming Decent Homes Standard (DHS).

One case involves a resident recovering from chemotherapy treatment unable to use their bedroom because of a leak, while another sees a child’s TV catch on fire.

Blakeway said: “With the new Decent Homes Standard on the horizon, lessons from responsive repairs should be transferred into handling major works. This includes oversight, timeliness, and communication. Otherwise, poor performance in these areas could undermine what should otherwise be positive outcomes for residents of major works.

“These lessons could also be taken forward into the expansion of Awaab’s Law. Issues present in our early investigations include inadequate risk assessments, unexplained delays, unevidenced reports of no access and no consideration of temporary moves. Reported changes to the condition of the home or the resident’s circumstances are sometimes missed by landlords, when an emergency action could be required.”

The government’s new DHS sets out tougher, clearer rules aiming to ensure all rented homes in England are safe, warm and hazard-free, covering issues like dangerous defects, damp and mould, core facilities, and minimum energy efficiency requirements.

It will be fully implemented in 2035, with earlier phased deadlines for energy efficiency upgrades - 2030 and 2039 for social housing - and 2030 for private rentals.

Phase 2 of Awaab’s Law, due in 2026, will expand the mandatory repair deadlines beyond damp and mould to cover a wider set of serious HHSRS hazards, including excess cold and heat, fire and electrical safety, structural risks, falls and sanitation issues.

Blakeway will step down as housing ombudsman this month (July).

He said publishing the ‘learning from severe maladministration reports’ has “marked a step-change in accountability and transparency in the sector… providing learning for most landlords and sometimes policy makers.”