"Awaab’s Law is a vital step forward, but unless landlords and managers are utilising efficient systems to identify and address hazards before they escalate, the same implementation delays that plague DHS compliance are likely to resurface"
- Siân Hemming-Metcalfe - Inventory Base
Analysis from Inventory Base shows that one in ten social rented homes in England continues to fail the government’s Decent Homes Standard, equivalent to nearly 430,000 properties.
The social housing sector is preparing for the enforcement of Awaab’s Law, which comes into effect on 27 October. The legislation will require social landlords to address emergency health and safety hazards, including damp and mould, within strict timeframes.
While Awaab’s Law represents a significant step for tenant safety, questions remain about its practical enforcement. Landlords must first be made aware of hazards, which often relies on tenants reporting them, a process that is not always reliable.
Passing legislation does not automatically improve housing conditions. The Decent Homes Standard (DHS), introduced more than two decades ago, sets out minimum housing quality requirements for social landlords, including local authorities and housing associations. Landlords who fail to comply face penalties, including fines, enforcement notices, and potential criminal prosecution.
DHS non-compliance still widespread
Inventory Base’s analysis of English Housing Survey data shows that in 2013, more than a decade after the DHS was introduced, roughly 593,000 social homes still fell below the standard.
By 2023, this number had fallen by 27.8%. However, around 428,000 social rented properties—more than 10% of the total stock—still did not meet the required standard. Inventory Base forecasts that by the end of 2025, nearly 405,000 homes will remain classified as “non-decent,” almost 25 years after the standard was introduced.
This history of slow, uneven compliance raises questions about how effectively Awaab’s Law can deliver the improvements it promises. If a minimum standard introduced over 20 years ago still leaves hundreds of thousands of homes failing, a new law—even one designed to act urgently—could face similar delays.
For Awaab’s Law to have an impact, landlords cannot rely solely on tenants to report issues after they become hazardous. Proactive measures are essential, including regular inspections, early hazard detection, and auditable digital workflows that ensure issues are addressed promptly.
“The persistent gap in Decent Homes Standard compliance underlines a hard truth: legislation alone cannot drive meaningful change without robust enforcement and proactive management,” said Sián Hemming-Metcalfe, operations director at Inventory Base. “Awaab’s Law is a vital step forward, but unless landlords and managers are utilising efficient systems to identify and address hazards before they escalate, the same implementation delays that plague DHS compliance are likely to resurface."
"Social housing providers must now adopt a preventative mindset, conducting regular inspections, logging issues comprehensively, and maintaining a clear, auditable digital workflow to ensure accountability and timely resolution."
"The private rented sector should also take note. With the proposed Renters’ Rights Bill set to introduce stricter compliance requirements, the need for digitised, standardised property management is becoming universal. Failing to adapt risks causing real harm to tenants. In a climate of increasing scrutiny, transparency and timely action are not optional; they are operational necessities."
