Focusing on Damp and Mould Issues
At Harrison Clarke, we frequently assess properties suffering from damp and mould. We’ve worked with many landlords who have received conflicting advice from contractors or surveyors, and in some cases, tenants have been unfairly blamed for the problem.
In my experience, I have never seen a property become damp and mouldy solely because of how the tenant lives. There is almost always an underlying building issue at play. It is easy for landlords to blame tenants for drying clothes indoors or cooking without pan lids, but these activities alone should not cause mould. In my own home, I can do both without black spot condensation mould developing.
The truth is that damp and mould are nearly always symptoms of a deeper problem — often related to design, materials, or maintenance. Awaab’s Law aims to change how landlords respond to these problems and protect tenants from long-term exposure to unhealthy conditions.
Understanding the Requirements of Awaab’s Law
Awaab’s Law separates hazards into two categories: emergency hazards and significant hazards.
An emergency hazard is one that poses an immediate and serious risk to health or safety. Examples include exposed electrical wiring or a total loss of water supply. Landlords must investigate and carry out remedial work as soon as possible, and definitely within 24 hours of becoming aware. These are 24 calendar hours, not business hours, so social landlords will need reliable emergency contractors available at all times.
A significant hazard is one that presents a serious health or safety risk that a reasonable landlord would address urgently. Damp and mould are classified as significant hazards, but the process and timelines differ slightly.
When a significant hazard is reported, landlords must:
- Investigate within 10 working days (or instruct a surveyor to do so).
- Provide a written summary of findings within 3 days of completing the investigation.
- Complete remedial works within 5 days of the investigation ending.
So in a damp and mould instance, this could potentially involve cleaning the mould away from the building within 5 days of concluding the investigation. Subsequently, the landlord will have to have taken steps to begin any further remedial work within five working days of the investigation concluding, although note that this is just steps to begin this work. It’s not clear exactly what steps to begin work mean, but it’s very common that remedial damp and mould treatment work can take weeks or even months to organise.
If it’s not possible to begin within that period, then work must physically start within 12 weeks. Landlords must then complete the works within a reasonable timeframe.
If landlords cannot meet these deadlines, they must provide tenants with alternative accommodation and keep them updated throughout the process.
Why Many Damp and Mould Assessments Go Wrong
At Harrison Clarke, we often resolve damp and mould problems that others have misdiagnosed. Unfortunately, some contractors and surveyors reach quick, incorrect conclusions. Assessing damp and mould properly takes time, experience, and a full inspection of the property to trace routes of water ingress or thermal bridging.
I recently watched a television programme showing social housing tenants suffering from damp. As the camera panned across the house, it was obvious — though apparently unnoticed by the housing provider’s estates team — that the issue was un-maintained brickwork, likely untouched for 40 or 50 years. Repointing the walls likely could have solved the problem decades ago.
The reality is that remedial damp and mould work can be expensive, often running into thousands of pounds. Because of this, many landlords delay or ignore the issue due to tight budgets. But with Awaab’s Law, that will no longer be acceptable.
How Harrison Clarke Supports Social Landlords
When carrying out damp and mould assessments, our surveyors maintain clear communication with all stakeholders — from housing officers to tenants — ensuring everyone understands the findings and next steps.
We manage investigations, advise on remedial options, and help social landlords stay compliant with new regulations. Awaab’s Law represents a major shift in how social housing maintenance will operate, requiring better responsiveness, stronger supply chains, and improved accountability.
This law is an important step toward safer homes. It encourages a proactive, responsible approach to maintenance — and we welcome that change.
Looking Ahead
Awaab’s Law is expected to bring meaningful improvements to housing conditions across the UK. It demands faster investigations, stricter timelines, and higher standards of care from social landlords.
While implementation will be challenging — particularly with tight budgets and stretched maintenance teams — it marks a cultural shift towards prioritising tenant safety and health.
At Harrison Clarke Chartered Building Surveyors, we’re ready to support housing providers in understanding their obligations and delivering effective, compliant solutions.
If you’d like advice or professional help assessing damp and mould in your housing stock, contact our team through Harrisonclarke.co.uk.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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