Lewisham Council Housing Failings Spotlight Urgency for London Landlords to Mitigate Risks

Why Lewisham Council’s Housing Failings Matter to London Landlords

The recent special investigation by the Housing Ombudsman into Lewisham Council’s housing management uncovers a cautionary tale of systemic failures that private landlords across London cannot afford to ignore. With a significant proportion of Lewisham’s homes falling short of the Decent Homes Standard—largely due to poor handling of hazards like damp and mould—the report exposes the real risks associated with inadequate property data, weak complaint processes, and insufficient contractor oversight.

Though this report directly targets a local authority landlord, the high-risk issues flagged are relevant to private landlords managing any portfolio size, from single units to larger HMOs, especially in London’s older housing stock where damp and mould remain pervasive challenges.

Practical Implications for Landlords

Compliance with HHSRS and Emerging Legal Standards

The Housing Health and Safety Rating System (HHSRS) is fundamental to assessing risks such as damp and mould—hazards linked to poor respiratory health and legal liabilities. Lewisham’s failure to properly apply these assessments underscores the importance for landlords to rigorously review their own stock.

Furthermore, Awaab’s Law, which comes into effect by April 2026, will legally require swift action on damp and mould hazards in social housing, with implications expected to extend into private rented sectors. Early familiarisation and compliance planning will be vital.

Accurate Data Collection and Property Knowledge

Lewisham’s inadequate collection and maintenance of stock condition data and resident information contributed heavily to their failures. For private landlords, maintaining up-to-date records on property condition and tenant details is critical for effective risk management and proactive maintenance scheduling.

Landlords with larger portfolios should consider integrated property management software to centralise data, while accidental landlords might benefit from commissioning thorough condition surveys to benchmark their properties.

Complaint Handling and Tenant Communication

Poor communication and ineffective complaint handling can escalate tenant dissatisfaction and legal risk. The report highlights Lewisham’s shortfall in this area, reinforcing the need for landlords to establish clear, documented procedures that ensure timely, respectful responses to repair requests.

For portfolio landlords and agents, training staff or contractors in complaint resolution and communication is essential; single-unit landlords should prioritise responsiveness to maintain good tenant relations.

Contractor Oversight and Quality Assurance

Lewisham’s investigation shows that insufficient contract management and quality checks on contractors can exacerbate maintenance backlogs and hazards. Landlords must implement robust contractor vetting, clear scopes of work, and post-repair inspections to ensure compliance and quality.

Tailored Next Steps for Landlords

• Conduct a full audit of your properties using HHSRS criteria, prioritising damp and mould detection. Engage qualified surveyors if necessary.

• Update or establish comprehensive property and tenant data records. Consider software solutions suited to your portfolio size.

• Review and formalise complaint handling procedures, ensuring they include clear timelines and tenant communication standards. Train staff or yourself accordingly.

• Prepare a compliance roadmap for Awaab’s Law with milestones ahead of the April 2026 deadline. Liaise with local housing authorities for guidance.

• Implement contract management protocols, incorporating contractor performance reviews and quality assurance inspections. Maintain documented records.

• Monitor guidance from Lewisham Council and the Housing Ombudsman for any further regulatory developments that could impact landlord responsibilities.

Strategic Risk Mitigation

Landlords who proactively address these areas can reduce legal and financial risks, protect tenant health, and enhance asset value. Neglecting such emerging standards and good practice may lead to enforcement actions, compensation claims, or reputational damage.

How Rentals & Sales Can Support Your Compliance and Strategy

Our specialist team offers tailored portfolio reviews, compliance audits focused on HHSRS and Awaab’s Law readiness, plus pricing strategy advice reflecting property condition and market expectations. We help you implement workflows that streamline contractor management and tenant communications, mitigating risks highlighted by investigations like Lewisham’s.

Book a consultation to secure your portfolio’s resilience against rising standards and regulatory scrutiny.

Compliance Disclaimer: This article is for informational purposes and does not constitute legal advice. Landlords should consult appropriate professionals to ensure compliance with current laws and regulations.