Awaab’s Law: Reflections from Housing 2026

At Housing 2026, we sponsored a Braindate session focused on one of the most pressing topics currently running through the housing sector, Awaab’s Law.

Hosted by our Head of Operations, Mark George, the session brought together housing providers, contractors and technology partners for what was deliberately an open discussion rather than a presentation, with people sharing experiences from the ground.

What came through quite quickly, and stayed consistent throughout, was a sense that while most organisations understand what the legislation is trying to achieve, there is still a real gap between that intention and what delivery looks like day to day.

Compliance vs reality: what is the sector actually focusing on?

Much of the conversation naturally centred on damp, mould and condensation, which is hardly surprising given how prominent these issues have been in both public and sector discussions. But there was a shared feeling that the focus has, in some cases, narrowed too far.

Several attendees pointed out that future phases of Awaab’s Law are expected to widen the scope beyond visible issues like damp and mould, bringing in areas such as excess heat and cold, alongside broader factors like affordability and whether residents can realistically keep their homes at a safe temperature.

That shift matters, because it changes the way properties need to be understood. It is no longer just about reacting to visible defects when they appear, but about understanding the conditions that sit behind them and shape how a home performs over time.

There was also a shared concern that, in focusing heavily on remediation, there is a risk of responding quickly without always solving what is causing the problem in the first place.

The pressure of response times and the risk of short-term fixes

Another thread running through the discussion was the impact of timescales and how they influence decision making on the ground.

Everyone recognised the importance of responding quickly, particularly where residents are living with issues that affect their wellbeing. At the same time, there was honest acknowledgement that speed can sometimes push teams towards the quickest available fix rather than the most effective long-term solution.

In some cases that might be surface treatments or repeat visits that deal with the appearance of a problem rather than the root cause, which can lead to frustration when issues return.

There was also recognition that interpretation of the legislation still varies across the sector. Landlords, contractors and surveyors are often working within slightly different frameworks or internal processes, which can lead to inconsistency in how similar cases are handled.

Taken together, the concern uncovered that, if compliance becomes too focused on ticking boxes and meeting deadlines, there is a risk that the opportunity to genuinely improve homes for residents gets diluted along the way.

Moving towards a more proactive way of working

If there was one area of agreement across the session, it was the need for a more proactive approach to managing housing stock.

At the moment, much of the work still happens in response to reported issues, yet there was a strong sense that better use of information could help identify risks earlier and reduce repeat problems.

One example that prompted discussion was the idea that two identical properties can behave very differently depending on how they are occupied. The number of people living in a home, how often it is ventilated, and how it is used day to day can all have a significant impact on issues like condensation, which means that context becomes just as important as the physical building itself.

Without that wider understanding, it becomes easier to misread what is actually happening inside a property, and harder to choose the right intervention.

Data, systems and the importance of joining things up

Technology naturally came into the conversation, although not in the sense of chasing new systems or introducing complexity for its own sake. Instead, the focus was on how existing tools are being used, and whether they are genuinely helping teams see the full picture.

There was discussion around workflow systems, automated alerts and better visibility of repairs and compliance activity, particularly where these tools help teams track progress and keep communication consistent throughout the life of a case.

However, it was also acknowledged that many organisations already hold a significant amount of data, but it is not always connected in a way that supports decision making. Information can sit in separate systems, which makes it harder to build a clear view of what is happening across a property portfolio.

Alongside this, communication with residents came through strongly. Even where delays are unavoidable, keeping people informed and explaining what is happening tends to make a real difference to how issues are experienced on the ground. Silence, more than anything else, was seen as something that creates unnecessary tension.

Where the sector goes from here

Looking ahead, there was a shared view that expectations around evidence, accountability and consistency are only likely to increase as Awaab’s Law continues to develop.

But the bigger challenge is not simply operational. It is about mindset and culture, and whether the sector is able to shift further towards prevention rather than response.

Most organisations are already part of the way there, with processes, tools and experience in place. The opportunity now lies in bringing those elements together more effectively, sharing learning across the sector, and building a more joined up approach that supports better outcomes for residents.

What the session at Housing 2026 really reinforced is that this is not about starting again. It is about refining what already exists and making sure it works in a more consistent and connected way, so that compliance is not just something recorded on paper, but something residents can genuinely feel in their homes.