16 Structural Elements


Roofing Feature


Roofi ng’s role in safety – post-Awaab’s Law


Stuart Nicholson from Marley looks at the role of roofi ng in providing homes that are safe from damp and mould, as the sector tackles the full ramifi cations of Awaab’s Law.


U


nder the legislation, social housing providers are reassessing how eff ectively their homes protect residents from hazards such as damp and mould. T e new statutory duties, which came into force in


October 2025, place clear requirements on landlords to investigate, remediate and prevent conditions that pose a risk to tenants’ health; and to do so within defi ned timeframes. Introduced through the Social Housing (Regulation) Act 2023, the legislation


refl ects a wider shiſt in regulation, moving from reactive responses towards demonstrable, preventative asset management.


CLEAR TIMESCALES, INCREASED ACCOUNTABILITY Under the new framework, landlords must act swiſt ly when hazards are reported. Issues deemed to present an ‘imminent and signifi cant risk of harm’ – such as severe damp, gas leaks or the loss of water or power must be investigated and made safe within 24 hours. Other potential hazards, including less severe damp and mould, must be investigated within 10 working days, with an action plan implemented within fi ve working days of the investigation concluding. T e law also introduces greater transparency for tenants. Landlords are


required to provide a written summary of their fi ndings within three working days, and any further work needed to prevent recurrence must be completed within 12 weeks. Together, these measures aim to ensure concerns are taken seriously and resolved before conditions deteriorate. While damp and mould are oſt en treated as isolated maintenance issues,


the regulatory changes reinforce the need for a more holistic understanding of building performance. T e causes can be complex, ranging from inadequate ventilation and insulation to structural defects and water ingress. Roofs, in particular, play a critical role in protecting homes from moisture.


Failures around fl ashings, gable walls, roof coverings or roof penetrations can all contribute to persistent damp problems if not properly designed and installed. As decarbonisation initiatives accelerate, the interaction between existing roof condition and new technologies such as solar PV is becoming an increasingly important consideration. For those responsible for the delivery of roof installations on existing or


new housing stock, selecting a full roof system can add further assurance around weatherproofi ng, compatibility and long-term value. Social housing specifi ers should look to select products which are rigorously tested to ensure they work seamlessly together, helping to reduce risk, and oſt en giving landlords and residents additional peace of mind through extended guarantees. Awaab’s Law arrives at a time when social landlords are already balancing multiple pressures. Meeting EPC requirements, delivering fi re safety upgrades,


progressing net zero targets and managing constrained budgets all demand careful coordination. Poor sequencing of works, for example, installing renewable technologies on roofs nearing the end of their service life leads to unnecessary disruption and avoidable costs. An integrated approach to asset management, where maintenance, retrofi t


and decarbonisation strategies are aligned, can help providers make best use of available resources. It also reduces the likelihood that defects introduced during improvement works will undermine compliance with health and safety obligations.


A SHIFT IN APPROACH T e key emphasis of Awaab’s Law is not only on how quickly landlords respond to reported hazards, but on how eff ectively they prevent them from occurring in the fi rst place. T is places renewed importance on correct diagnosis, robust specifi cation and quality installation across all elements of the building envelope. For roofi ng, this means ensuring ventilation, weatherproofi ng and detailing


are considered as part of an integrated design, rather than as standalone components. Consistency of performance over the long term is essential if damp and mould are to be reduced rather than repeatedly remediated. Ultimately, this is a cultural shiſt as much as a regulatory one. Senior leaders


within social housing organisations now carry clearer legal responsibility for the condition of the homes they manage, and tenants have stronger protections when standards fall short. Delivering warm, dry and healthy homes has always been a core objective of


the sector. T e new regulatory framework reinforces that expectation and makes clear that failures in building maintenance and asset management, particularly where they aff ect residents’ health are no longer acceptable. As landlords prepare for full implementation, understanding how each part


of the building contributes to occupant wellbeing will be essential. Designing out damp at source, rather than responding to its consequences, will be key to meeting both the letter and the spirit of the law.


Stuart Nicholson is managing director at Marley Housing Management & Maintenance Summer 2026


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