RSH Consumer Standard theme
Awaab's Law Tracker across England
Damp and mould covers determinations involving condensation, penetrating and rising damp, and mould growth: the hazard category now governed by Awaab’s Law and its statutory response timescales.
The sector picture
71.6% of awaab's law tracker determinations end in a maladministration finding.
Across 3,030 Housing Ombudsman determinations in this theme, the maladministration and severe-maladministration finding rate is 71.6%, against a sector-wide rate of 50.2% across all themes, and this theme runs higher than the sector overall. Aggregate counts only; no landlord is named.
Over the last six months the finding rate fell 0.5 percentage points against the prior six months.
| Quarter | Determinations | Finding rate |
|---|---|---|
| 2025-Q1 | 245 | 71.0% |
| 2025-Q2 | 292 | 70.9% |
| 2025-Q3 | 341 | 70.1% |
| 2025-Q4 | 363 | 71.6% |
| 2026-Q1 | 292 | 69.5% |
| 2026-Q2 | 111 | 70.3% |
Why it matters
Following the death of Awaab Ishak, damp and mould is the most politically and regulatorily charged hazard in social housing. Findings here attract severe-maladministration outcomes and now sit against statutory investigate-and-fix deadlines.
What good looks like
- Reports are treated as a hazard, not a lifestyle issue, and investigated within the Awaab’s Law window.
- The landlord identifies and fixes the underlying cause, not just the visible mould.
- Vulnerable and at-risk households are prioritised and proactively followed up.
See your organisation
How does your organisation compare on awaab's law tracker?
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Source
Figures are derived from the Housing Ombudsman’s published determinations. See the data sources and methodology for how this is calculated. Per-landlord intelligence is for signed-in housing professionals; the public view is sector-aggregate by design.
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