Agenda item

This report outlines Kirklees Council’s preparedness for the implementation of Awaab’s Law, which introduces new statutory duties for social landlords to address damp, mould and condensation (DMC) hazards and other emergency hazards within strict timescales.  It sets out the steps taken by the Council to date to ensure legal compliance, enhance service capacity, invest in preventative measures, and support both staff and residents.

Contact:  David Brook: Head of Property Services - 01484 221000

Cllr Moses Crook, Portfolio Holder for Transport and Housing, introduced the agenda item, advising the Panel that the report outlines the council’s preparedness for the implementation of Awaab’s Law, which will come into force on the 27^th October 2025. 

The Panel was informed that the law is named after Awaab Ishak who sadly died in 2020, as a result of a failure to address issues with damp and mould in his home.  It is right to both commemorate and hold landlords to account to make prompt and effective repairs in response to potentially serious hazards, and to make the response times statutory.

Kirklees Homes and Neighbourhoods have already established good practice and demand response in the area of damp, mould and condensation following the notice to improve by the Regulator of Social Housing, and well ahead of implementation of this law. 

The backlog and persistent high numbers of damp, mould and condensation cases inherited when the landlord function came back inhouse in 2022, have been addressed.  There is now a stable number of cases, well below the projected business as usual numbers and that has been the case since June 2025.  Currently there are approximately 240 cases, and this has been achieved through a comprehensive programme of service redesign, investment in the service, workforce development and partnership with external contractors.

There is confidence that demand can be managed, including projected seasonal increases while continuing to remain compliant with the specifications in Awaab’s Law, from now and as it becomes statutory.  The approach to damp, mould and condensation is extremely robust, as issues are surveyed, repaired and re-surveyed at three- and six-months post repair or post treatment to ensure the issue is fully resolved and not recurring.

There is sufficient capacity to meet the anticipated increase in demand during the annual cold season, with additional contingency measures in place to address any unexpected rise in cases. Furthermore, a comprehensive stock condition survey of all housing is currently underway, which may identify previously unreported issues. Additional capacity has been allocated to address any such findings as they arise.

Awaab’s Law also has implications for electrical safety, and there is already compliance with this stipulation and will continue to plan ahead to be ready for other areas of compliance as they are added to the framework.  The commitment to tenants go beyond compliance and will continue the journey of improvement to exceed the statutory timeframes and standards, putting the safety and welfare of tenants as the highest priority.

In response to the information presented, the Panel asked a number of questions and made comments including some of the following:

-         In respect of properties where it is difficult to find the reason for the damp and mould, whether the cause is from the tenant or some other reason.  How many properties are there and what is the process to address that?

-         Managing to reduce the backlog and get to a business-as-usual position, particularly before the August deadline is very impressive and it is important to thank officers for that. The upskilling of staff is also impressive. Engagement with resident has shaped the entire process and that should be recognised.

-         The report mentions the use of external contractors to deal with some of the cases, particularly if there is more than anticipated or to increase demand.  Are there any plans to reduce the reliance on external contractors in the future?

-         In respect of other social landlords, for example housing associations, is there any thing that the council can do to help partners in those situations?

-         With regard to the lifestyle issue, if homes are to be ventilated for example in winter by opening windows to prevent condensation, it is a difficult balance between keeping the home warm and ventilating it.

RESOLVED:

That the Cabinet Member and officers be thanked for providing an update on the Council’s response to Awaabs Law.