Damp and mould: a social landlord's action plan

Damp and mould as an HHSRS hazard

Damp and mould is one of the hazards assessed under the Housing Health and Safety Rating System (HHSRS), the method councils use to judge how dangerous a condition in a home is. Following the death of Awaab Ishak and the regulator's response, the long-standing habit of blaming "lifestyle" or condensation has been firmly rejected: landlords are expected to take reports seriously, investigate, and act — not tell tenants to open a window.

Where Awaab's Law fits

Awaab's Law puts enforceable time limits on responding to hazards like damp and mould once they're reported. In the first phase the duties cover damp and mould and emergency hazards, with set periods to investigate, to give the tenant a written summary, and to begin repairs — and 24 hours to make safe anything posing a significant and imminent risk.

The action plan, step by step

1. Log the report immediately — date, who reported it, which home, and start the Awaab's Law clock.
2. Triage for risk — is anyone vulnerable (a child, someone with a respiratory condition)? Is it an emergency needing 24-hour action?
3. Inspect and investigate within the statutory window — find the extent and, crucially, the cause.
4. Send the tenant a written summary of what you found and what you'll do, within the required time.
5. Carry out the work — treat the mould and fix the cause, beginning within the statutory period.
6. Follow up — check it hasn't returned, and keep the home on review.

Don't just treat the symptom

Wiping mould away and repainting without finding the cause is the single biggest reason cases recur and complaints succeed. The underlying driver is usually one of: a building fault (penetrating or rising damp, a leak, failed seals), inadequate ventilation, or a heating/insulation problem that lets surfaces get cold enough to condense. A proper investigation names the cause and the remedy — and that record is what protects you later.

The evidence to keep

• The original report, dated, and every deadline it triggered.
• Inspection findings, the identified cause, and photos before and after.
• The written summary sent to the tenant.
• When work started and finished, and the follow-up check.
• Every communication with the tenant.

This is exactly the trail the Housing Ombudsman looks for — and the part a spreadsheet can't reconstruct months later.

Common questions

This guide is for general information only and does not constitute legal advice. Regulations change and are introduced in phases — verify the current requirements on GOV.UK and seek professional advice before acting.