Awaab's Law Forces Action After Rochdale Tenant's Three Years of Rats and Mould

A 63-year-old woman says she complained about rats and mould at her Rochdale bungalow every week for nearly three years, and that action only came once Awaab's Law was in force at the same housing association involved in Awaab Ishak's death.

A recent Manchester Evening News report has detailed the case of Lorraine Sinclair, a 63-year-old tenant who says she has complained about rats and mould at her bungalow in Wren Green, Rochdale, every week for nearly three years. Rochdale Boroughwide Housing (RBH), the same housing association involved in the death of two-year-old Awaab Ishak in 2020, has now moved Ms Sinclair into a hotel so it can carry out repairs, with her furniture placed into storage.

Issues at Wren Green

Ms Sinclair moved into the property in early 2023, and by her account, rats in the attic have been nibbling at the roof felt, causing leaks that left the home, in her words, "thick with mould". She told the paper she had been getting boils as a result of the conditions and said the housing association only took the matter seriously after she posted about it on Facebook.

RBH was also the landlord of Awaab Ishak, the two-year-old whose death from prolonged exposure to mould in his family's social home led to the introduction of Awaab's Law. The first phase of that law came into force on 27 October 2025, requiring social landlords in England to deal with emergency hazards and damp and mould that pose a significant risk of harm within strict timescales. Ms Sinclair told Manchester Evening News that, in her view, repairs would not have followed without it.

Siobhan McCoy, Rochdale Boroughwide Housing's director of property services, apologised for not resolving the issues sooner. She acknowledged earlier repairs had been carried out inside the home but said an ongoing problem with rodents was damaging the roof, and that the association was now taking steps to address it. Extensive repairs are planned, and Ms Sinclair is being supported in temporary accommodation while the work is completed.

What housing associations must do when repairs are reported

Social housing landlords, including housing associations and local authorities, must keep their homes safe, habitable and in a reasonable state of repair. Once a tenant reports a problem, the landlord should investigate, identify the underlying cause, carry out the necessary repairs and keep the tenant informed. Where the same issue keeps returning, surface fixes are not enough. Mould from water ingress, for example, will keep returning if the leak causing it is left, and rats that enter through gaps in the roof or walls will come back if those access points are not closed.

Landlords may also be responsible for dealing with a vermin infestation where it is caused by a repair problem, such as holes in walls or damaged brickwork, or where the home is unsafe to live in as a result. Sending pest control on its own is rarely enough if the defects letting rats in have not been put right.

Awaab's Law and faster action on damp and mould

In England, Awaab's Law now requires social landlords to deal with certain hazards within strict timeframes. The first phase, in force from 27 October 2025, covers emergency hazards and damp and mould that pose a significant risk of harm. Further hazards, including excess cold, structural problems and electrical faults, follow in 2026 and 2027. Ms Sinclair's case is one of the first known cases in which a tenant has named Awaab's Law as the reason her landlord finally acted, especially given that Rochdale Boroughwide Housing was also Awaab Ishak's landlord.

What rights do social housing tenants have?

Under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, landlords, including housing associations, must keep their properties in a good state of repair and fit to live in. If you have reported a problem and your landlord has failed to act, carried out poor-quality repairs or allowed the same issue to keep returning, you have options.

You can make a formal complaint to your landlord, escalate an unresolved complaint to the relevant Ombudsman, seek legal advice, or explore whether you may be able to make a housing disrepair claim. Clear evidence supports any route you take: dated photographs and videos, repair reference numbers, emails, inspection reports, damaged belongings and a diary of when problems were reported can all carry weight later.

What if my complaints are still being ignored?

For social housing tenants in England, unresolved complaints can be referred to the Housing Ombudsman Service (HOS). The Ombudsman can investigate, make findings and recommend action, including repairs, apologies and compensation, and the service is free to use.

However, the process can take time, and it may not always provide the urgent or enforceable outcome tenants need. The Ombudsman can recommend action, but it cannot force a landlord to take it. Many tenants therefore also choose to seek legal advice, particularly where damp or mould has affected health, repairs have been delayed repeatedly, the home is unsafe or unfit to live in, belongings have been damaged, or the landlord has failed to act despite repeated reports. Legal action through a housing disrepair solicitor can lead to faster, enforceable outcomes covering both repairs and compensation, though every case depends on its own facts, and outcomes cannot be guaranteed.

How Premier Legal Assist can help

If you are a social housing tenant and your housing association or council has failed to deal with damp, mould, rats or other reported repairs, you may be able to make a housing disrepair claim. Premier Legal Assist works with specialist no-win, no-fee housing disrepair solicitors who handle housing association and council cases regularly. They can help you understand your rights, gather evidence, push for the repairs you are owed and pursue compensation where appropriate.

To find out whether you may be eligible, complete our short claim form or message us on WhatsApp, and a member of our team will be in touch.

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