Emergency hazards
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Investigate within 24 hours
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Make the home safe within 24 hours
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If it can’t be made safe in time, the landlord must offer suitable alternative accommodation until it is.
What is Mould and why it appears
Mould is a type of fungus that thrives in damp, humid environments and can develop in any home where moisture accumulates. It often appears as dark or discoloured patches on walls, ceilings, or around windows. Common causes include condensation from everyday activities like cooking and bathing, leaks in plumbing or roofing, and inadequate ventilation. These conditions allow mould spores to settle and grow, creating visible colonies that can spread quickly if not addressed. Understanding that mould is not a sign of neglect but a natural response to moisture is important for homeowners and tenants alike. It can occur in older properties as well as modern homes, especially during colder months when windows are kept closed and heating systems increase indoor humidity. Recognising the signs early—such as musty odours, peeling paint, or black spots—can help prevent escalation. Mould is more than an aesthetic issue; it signals an imbalance in the home’s environment that needs correction to maintain a healthy living space.
Mould Characteristics
Mould is a fungus that grows in damp, humid environments appearing as dark or discoloured patches indoors.
Causes of Mould
Common causes include condensation, plumbing leaks, roofing leaks, and poor ventilation leading to moisture buildup.
Signs and Prevention
Early signs include musty odours, peeling paint, and black spots; recognizing these helps prevent mould spread.
Health & Environment
Mould signals environmental imbalance and requires correction to maintain a healthy living space.
Mould Cleaning Products
Health and Property risks
Mould poses significant health risks because it releases microscopic spores into the air, which can be inhaled. These spores may trigger allergic reactions, asthma attacks, and other respiratory issues, particularly in vulnerable individuals such as children, older adults, and those with compromised immune systems. Prolonged exposure can lead to chronic health problems, making timely intervention essential. Beyond health concerns, mould can damage property by weakening plaster, paint, and even structural elements like wood. Over time, untreated mould can lead to costly repairs and reduce the value of a home. It also creates an unpleasant living environment, affecting mental well-being and comfort. Addressing mould promptly ensures that homes remain safe, habitable, and compliant with legal standards. UK housing regulations, including Awaab’s Law and the Homes (Fitness for Human Habitation) Act, require landlords and property owners to maintain homes free from hazards like mould. Failure to act can result in legal consequences, financial penalties, and reputational damage.
Health Risks of Mould
Mould spores can cause allergic reactions, asthma, and respiratory problems, especially in vulnerable individuals.
Property Damage Risks
Mould weakens plaster, paint, and wooden structures, leading to costly repairs and reduced property value.
Mould Primer
Effective treatment and prevention
Treating mould effectively involves more than wiping away visible patches. The first step is identifying and addressing the root cause, which often relates to excess moisture or poor ventilation. This may include repairing leaks, improving insulation, or installing adequate ventilation systems in kitchens and bathrooms. Professional cleaning using mould-specific solutions can remove existing growth safely, but interim measures like dehumidifiers or temporary extraction fans may also help reduce moisture levels. Preventive strategies are equally important: maintaining consistent indoor temperatures, using extractor fans during cooking and bathing, and ensuring furniture does not block airflow around walls can all reduce condensation. Regular property inspections and prompt responses to early signs of dampness are key to preventing recurrence. Landlords and homeowners should also educate occupants on simple habits, such as opening windows when possible and avoiding drying clothes indoors without ventilation. These combined efforts create a healthier environment and protect the property from long-term damage.
Address Root Causes
Identify moisture sources like leaks and poor ventilation to prevent mould growth effectively.
Professional Cleaning
Use mould-specific cleaning agents for safe removal of existing mould and reduce health risks.
Preventive Measures
Maintain indoor temperature, use extractor fans, and ensure good airflow to reduce condensation.
Occupant Education
Educate residents on habits like opening windows and avoiding indoor clothes drying without ventilation.
Mould Paint
How we can support you
Experiencing mould in your home can feel overwhelming, but it is important to remember that you are not alone and it is not your fault. Moisture-related issues can affect any property, and professional help is available to resolve them. Our team offers practical solutions tailored to your home’s needs, from thorough inspections to targeted repairs and long-term prevention strategies. We prioritise your health and comfort, ensuring that your living space is safe and welcoming. By working together, we can eliminate mould and address its underlying causes, giving you peace of mind and protecting your property investment. If you have noticed signs of mould, reach out to us for advice or to schedule an assessment. Acting early can prevent further damage and safeguard your well-being. We are committed to providing empathetic, non-judgmental support throughout the process, so you can feel confident that your home will be restored to a healthy condition.
What is Awaab's law?
Awaab’s Law introduces legal timeframes for social landlords to investigate and fix serious hazards, with an initial focus on emergency hazards and dangerous damp and mould (from 27 October 2025).
Significant damp & mould phase 1
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Investigate within 10 working days
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Written findings within 3 working daysof the investigation ending (where required)
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Make safe within 5 working daysof the investigation ending
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Start preventative work within 5 working days(or if that’s not possible, start as soon as practicable and physically within 12 weeks)
Who does Awaab’s Law apply to?
Awaab’s Law currently applies to almost all social housing tenancies let by a registered provider in England (for example, councils and housing associations). Some limited exceptions apply in law.
Emergency hazard
A hazard that poses an imminent and significant risk of harm—something a reasonable landlord would take steps to make safe within 24 hours.
Significant hazard
A hazard that poses a significant risk of harm—something a reasonable landlord would make safe as a matter of urgency (even if it’s not “within 24 hours”).
What Awaab’s Law means for social landlords
Social landlords should be ready to:
- Triage reports fast (decide whether it’s potentially “significant”, “emergency”, or out of scope).
- Investigate within the legal timeframes (10 working days for potential significant hazards;
24 hours for potential emergency hazards). - Put safety first: complete the relevant safety works within the required window (including temporary measures where needed).
- Explain what you found and what happens next in a written summary (where required).
- Prevent repeat issues by starting supplementary preventative works promptly.
- Keep tenants informed and, where a home can’t be made safe in time, provide suitable alternative accommodation.
If you’re a tenant: what to expect
(and what to do)
If you report damp, mould, or another serious hazard:
- Your landlord should assess the risk quickly and arrange an investigation within the relevant timeframe.
- You can provide photos/videos and dates to help speed up triage and investigation.
- If an initial inspection is remote and you feel that’s not enough, you may be able to request an in-person inspection (especially where the issue is ongoing or severe).
- If the home can’t be made safe within the required time, you should be offered suitable alternative accommodation until it is resolved.
What happens if a landlord doesn’t comply?
If issues aren’t resolved after using complaints routes, tenants may be able to pursue court action, and outcomes can include:
- an order to carry out the repairs,
- compensation, and/or
- payment of some or all legal costs.
What’s coming next (phased expansion)
Awaab’s Law is rolling out in phases. After phase 1 (October 2025), the scope expands:
From 2026, it extends to additional hazards (where they present a significant risk of harm), including:
- excess cold / excess heat
- falls (baths, level surfaces, stairs, between levels)
- structural collapse / explosions
- fire / electrical hazards
- domestic & personal hygiene / food safety
From 2027, it expands to remaining HHSRS hazards (excluding overcrowding).
Does Awaab’s Law apply to private landlords?
Not yet in the same way as social housing. The government has committed (via the Renters’ Rights Act 2025) to apply “Awaab’s Law” style timeframes to the private rented sector, but measures are being implemented on a timeline and not all provisions are in force yet.
This page provides general information only and isn’t legal advice. For the full legal requirements and guidance,
see the
official GOV.UK guidance