The Housing Ombudsman's latest report on severe maladministration regarding damp and mould highlights issues with how landlords handle these complaints including problems with inspections and response times for damp and mould complaints. 

Summary

The report illustrates that many tenants have suffered distress and disruption due to delayed responses from landlords about issues in their property, resulting in unsafe living conditions and health issues such as asthma and eczema. This has also impacted tenants' loss of use of living spaces in their homes and loss of personal belongings. 

With the potential introduction of Awaab’s Law, which seeks to hold landlords accountable for timely responses to housing hazards, landlords must adapt their practices to avoid legal consequences and ensure compliance with conducting inspections and repairs promptly. 

Furthermore, the Ombudsman has criticised inadequate compensation awards from landlords for extended periods, highlighting examples where families have received minimal compensation despite severe impacts on living conditions. 

What actions do landlords need to take following the report?

• Address root causes - landlords should focus on long-term solutions for damp and mould rather than temporary fixes. By taking a proactive approach, they can understand and address the underlying causes of damp and mould. 
• Tailor responses and assess cases on an individual basis - landlords should review problems on a case-by-case basis to understand how an issue affects the individual household, allowing them to tailor their responses and services effectively and appropriately. 
• Prompt inspections and timely repairs - landlords should conduct inspections and complete repairs promptly as delays may lead to further complications and liabilities. This is something to bear in mind, particularly with the implementation of Awaab’s Law for social and private landlords, which will hold landlords accountable for timely actions to address housing hazards.
• Effective communication with tenants - landlords should keep tenants informed during delays which will help to manage tenants’ expectations and decrease the number of complaints received from tenants.
• Fair compensation practices - compensation should reflect a genuine reflection of loss and inconvenience on tenants. Compensation policies should consider the full extent of disturbance experienced by tenants.

The case of Awaab Ishak stresses the tragic consequences if mould exposure is not addressed adequately and more importantly, remedied quickly. Landlords are encouraged to take a focused approach to address root causes rather than just visible symptoms and complete inspections and repairs within a reasonable time. 

For more information on how Awaab's law may affect you, read our previous blog or contact me.