New survey highlights scale of damp and mould in temporary accommodation following introduction of Awaab’s Law

Local authorities in the UK face a significant challenge in evidencing compliance with the recently introduced Awaab’s Law, as new findings reveal that half of temporary accommodation homes show signs of damp and mould.

A review conducted by property management specialists, Switch Management Ltd, of more than 2,000 homes allocated for temporary accommodation has highlighted the scale of the issue, as stricter legal requirements come into force.

The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, commonly referred to as ‘Awaab’s Law’, came into effect for the social rented sector on 27 October 2025, requiring social landlords to address all emergency hazards and reported damp and mould issues within strict timeframes.

The legislation aims to better protect tenants by ensuring landlords maintain safe living conditions. It followed the tragic death of two-year-old Awaab Ishak in December 2020, who developed a severe respiratory condition due to prolonged exposure to mould in his home – highlighting the critical need for improved social housing standards.

Through its Housing programme, Switch has been working with councils and local authorities across the UK to support their compliance with the new Awaab’s Law. With in-house teams facing increasing resource pressures, Switch has provided comprehensive audits of temporary accommodation stock, to ensure health and safety risks are quickly identified and remedied, and that councils are fully compliant with the latest legislation.

Over the past six months, Switch has conducted 1,800 calls to tenants in temporary accommodation, 1,150 of which were successful. 650 tenants were identified for individual property visits, and 572 homes (88%) were then successfully inspected.

A further 600 visits to B&Bs and hostels that were being used for temporary accommodation were carried out, with 480 rooms (80%) fully inspected by the end of the audit. All tenants completed a pre-set questionnaire, designed in collaboration with the local authority.

50% of on-site inspections revealed signs of damp, mould, infestations or hazards, while 30% of rooms were deemed inappropriate and causing a risk to the tenant. A dedicated software programme was used to log all questionnaire responses and photographs from on-site inspections, and where issues were identified, the local authority housing officer then worked directly with the landlord to rectify them – with full digital documentation to ensure compliance.

The surveys also provided wider insights to the participating local authorities, with key findings including:

• 205 tenants in temporary accommodation were not contactable after five calls and two visits. This may present an opportunity for the local authority to review housing duty and make significant savings; a temporary accommodation home costs an average of £70 per night (an annual cost of £25,500), equating to an annual saving of £5.2m for 205 homes.

• 120 tenants in B&Bs and hostels were not contactable after two visits. Based on the average price of a B&B at £60 per night (an annual cost of £21,900), the potential annual saving is £2.6m for 120 rooms.

• 225 homes had general maintenance issues that were recorded and reported to the landlord, with a deadline to resolve.

• 250 homes were under-occupied, while 90 homes were over-crowded.

• 396 tenants confirmed they would relocate if alternative accommodation could be sourced. This highlights the importance of engaging with partners across the UK to help relieve pressure on in-demand boroughs.

As stated in the legislation, it is important that landlords keep accurate and up-to-date information about their residents and their homes, as well as clear records of all engagement, investigations, and communications with tenants. In 2026, the regulations will be extended to include additional hazards where they present a significant risk of harm.

John Angus, Managing Director of Switch Management, said:

“Proactive tenant engagement is now a critical part of compliance, particularly in temporary accommodation, where conditions and tenancies can change rapidly.

“Awaab’s Law sets clear, legally binding expectations around how damp and mould must be identified, recorded and resolved. The challenge for many councils is having the capacity and systems in place to deliver and evidence compliance across large and often complex portfolios.

“Our review highlights that it will be extremely difficult for existing council teams to complete the surveys and visits. An efficient solution is to work with property experts like Switch, who can complete comprehensive audits that enable the council team to quickly act on the significant opportunities that the data provides.”

To find out more about the Switch Housing programme, visit www.swhm.co.uk/housing