Under the legislation, social housing providers are reassessing how effectively their homes protect residents from hazards such as damp and mould. The new statutory duties, which came into force in

October 2025, place clear requirements on landlords to investigate, remediate and prevent conditions that pose a risk to tenants’ health; and to do so within defined timeframes.

Introduced through the Social Housing (Regulation) Act 2023, the legislation reflects a wider shift in regulation, moving from reactive responses towards demonstrable, preventative asset management.

CLEAR TIMESCALES, INCREASED ACCOUNTABILITY

Under the new framework, landlords must act swiftly when hazards are reported. Issues deemed to present an ‘imminent and significant risk of harm’ – such as severe damp, gas leaks or the loss of water or power must be investigated and made safe within 24 hours. Other potential hazards, including less severe damp and mould, must be investigated within 10 working days, with an action plan implemented within five working days of the investigation concluding.

The law also introduces greater transparency for tenants. Landlords are required to provide a written summary of their findings within three working days, and any further work needed to prevent recurrence must be completed within 12 weeks. Together, these measures aim to ensure concerns are taken seriously and resolved before conditions deteriorate.

While damp and mould are often treated as isolated maintenance issues, the regulatory changes reinforce the need for a more holistic understanding of building performance. The causes can be complex, ranging from inadequate ventilation and insulation to structural defects and water ingress.

Roofs, in particular, play a critical role in protecting homes from moisture. Failures around flashings, gable walls, roof coverings or roof penetrations can all contribute to persistent damp problems if not properly designed and installed. As decarbonisation initiatives accelerate, the interaction between existing roof condition and new technologies such as solar PV is becoming an increasingly important consideration.

For those responsible for the delivery of roof installations on existing or new housing stock, selecting a full roof system can add further assurance around weatherproofing, compatibility and long-term value. Social housing specifiers should look to select products which are rigorously tested to ensure they work seamlessly together, helping to reduce risk, and often giving landlords and residents additional peace of mind through extended guarantees.

Awaab’s Law arrives at a time when social landlords are already balancing multiple pressures. Meeting EPC requirements, delivering fire safety upgrades, progressing net zero targets and managing constrained budgets all demand careful coordination. Poor sequencing of works, for example, installing renewable technologies on roofs nearing the end of their service life leads to unnecessary disruption and avoidable costs.

An integrated approach to asset management, where maintenance, retrofit and decarbonisation strategies are aligned, can help providers make best use of available resources. It also reduces the likelihood that defects introduced during improvement works will undermine compliance with health and safety obligations.

A SHIFT IN APPROACH

The key emphasis of Awaab’s Law is not only on how quickly landlords respond to reported hazards, but on how effectively they prevent them from occurring in the first place. This places renewed importance on correct diagnosis, robust specification and quality installation across all elements of the building envelope.

For roofing, this means ensuring ventilation, weatherproofing and detailing are considered as part of an integrated design, rather than as standalone components. Consistency of performance over the long term is essential if damp and mould are to be reduced rather than repeatedly remediated.

Ultimately, this is a cultural shift as much as a regulatory one. Senior leaders within social housing organisations now carry clearer legal responsibility for the condition of the homes they manage, and tenants have stronger protections when standards fall short.

Delivering warm, dry and healthy homes has always been a core objective of the sector. The new regulatory framework reinforces that expectation and makes clear that failures in building maintenance and asset management, particularly where they affect residents’ health are no longer acceptable.

As landlords prepare for full implementation, understanding how each part of the building contributes to occupant wellbeing will be essential. Designing out damp at source, rather than responding to its consequences, will be key to meeting both the letter and the spirit of the law.

Stuart Nicholson is managing director at Marley