Damp and mould

explainer guide

Damp and mould are two significant issues that can affect properties and their tenants. Damp is often the cause of mould, creating a hazardous environment that can lead to various health problems and property damage. 

It is essential to understand the causes, effects, and prevention methods and can save tenants from future physical and mental health issues. From a landlord's perspective, it can also save on costly mould removal charges. 

What is damp?

Damp is excess moisture or water that has seeped into a building's structure. It can occur through several routes, but the most common is condensation. 

This can occur at any time of the year, and if left untreated, dampness can cause severe property damage. 
Damp and mould featured image-1

Glossary

It occurs when the air outside is cooler than the air inside, causing the air inside to condense. Water droplets form from this and tend to appear on windows or walls. However, dampness can create mould spots and, if left unattended, can cause damage to window frames and paintwork.

This happens when water seeps into a building from the ground and is most common in older homes. The moisture will travel up the walls of a building by capillary action, meaning the water is sucked up through the tubes in the bricks. 

It can cause wallpaper to bubble and peel away. If left untreated, rising damp can lead to structural issues. 

This type of damp can be the most damaging as it is when water leaks into a building through a wall, roof or ceiling. It is caused by external leaking or can sometimes be down to plumbing issues.

What is mould?

Mould is a fungus which grows on moist surfaces. There are many different types of mould, but the type found in the bathroom or sometimes in the bedroom or living room is known as black mould or Stachybotrys chartarum. Cladosporium is also commonly found in bathrooms, under sinks, and around faucets. If untreated, mould growth can lead to adverse reactions and problems. 

How do damp and mould affect a property and its tenants?

Damp

Dampness can seriously affect furnishings and building materials, causing chemical reactions that can be harmful to humans who breathe them in. It can also affect the physical and mental health of tenants, with the stress of living in a damp home driving them to smoke, over-eat and binge drink. 

Bacteria, moulds, dust mites, and viruses also tend to grow in these conditions. Many of these can cause disease or allergic reactions.

 

Mould

Allergic reactions can be triggered by the spores released into the air by mould. They can also cause eczema and itchiness in the eyes, as well as respiratory conditions resulting from the spores entering the lungs. Depending on a number of circumstances, the tenant can have reactions that range from a cough to an asthma attack. For example, if someone has a severely weakened immune system, they could end up suffering from a fatal infection. 

This was what happened to Awaab Ishaak and triggered the creation of Awaab's Law. 

What is Awaab's Law?

Following the death of Awaab Ishaak, the Conservative government introduced Awaab's Law in July 2023 as part of the Social Housing (Regulation) Act. It dictates that landlords must fix dampness and mould within strict time limits. A consultation was launched on Awaab's Law to determine how long a landlord should be given to deal with hazards, which closed on 5 March 2024. 

The impact assessment that followed stated the government would monitor the volume of Awaab's Law cases reaching county courts. It also committed to assessing the policy's impact on the prevalence of damp and mould in social homes. 

The new government wants to apply this to the private rented sector, setting clear legal expectations about the timeframes within which landlords in the sector must make homes safe where they contain serious hazards. The Labour Government committed to passing this law in the King's Speech in July 2024. 

What is the current outline of Awaab's Law?

The law provides specific timescales for landlords to respond to complaints of mould and dampness, giving renters a safer and healthier home. 

Currently, the law requires social landlords to:

  • Investigate hazards within 14 calendar days of receiving a complaint
  • Provide a written report of the findings
  • Begin repairs within 7 calendar days (if the hazard has the potential for significant risk to the health or safety of the tenants)
  • Complete repair work within a reasonable time frame
  • Complete emergency repairs within 24 hours
  • Maintain clear records of correspondence with residents and contractors

Why do damp and mould need to be prevented?

Damp and mould in a property is a danger to its tenants. A 2022 report by the Chief Medical Officer, Chris Witty, found that children who grow up with mould in their home are up to three times more likely to have wheezes and coughs, which indicate asthma and other respiratory illnesses.

Damp and mould responsibilities_Email

Educate tenants on their responsibilities in preventing damp and mould with our customisable flyer.

How can damp and mould be prevented?

All sources of water damage and condensation should be identified and addressed at the earliest opportunity, whether they be inside or outside the property. In many cases, there will be multiple causes. For example, traumatic or penetrating dampness may exacerbate condensation dampness. This means that removing surface mould will not prevent the damp and mould from reappearing. You may need a specialist contractor to address the issue.

Inspection

The property should be inspected to assess the presence of dampness and mould and the severity of the problem. According to government guidance, this is preferred to an assessment through photos as the extent of the problem cannot always be fully identified this way. 

In some cases, it may be necessary to ask the local council for a property inspection under the Housing Health and Safety Rating System (HHSRS). This system helps identify and protect against potential health and safety risks in dwellings and applies to residential housing. 

Discover more about the processes behind HHSRS. 

Signs

The smell, which can range from musty to sour, can often be the first sign of mould where there is no visible evidence. This could indicate mould behind a surface. For example, it could be under the carpet, behind wallpaper, panelling, or furniture, inside ventilation units, or on the overside of ceiling panels. 

Other forms of testing could be used if it is challenging to identify mould growth. A property manager can take measures such as thermography, environmental monitoring, and microbial sampling.
  • damp or staining
  • peeling wallpaper
  • visible condensation
  • broken heating systems
  • defective plaster
  • low levels of loft or wall insulation
  • consistently high relative humidity
  • low internal wall temperature
  • damaged, blocked, absent or switched off ventilation, such as extractors in kitchens and bathrooms
  • damaged or blocked gutters, pipes or downpipes
  • compromised damp-proof course
  • visible structural or facade defects, such as cracks in the render or the foundation, missing or broken roof finishes
  • broken seals around windows or ill-fitting windows that do not close fully

How to remove mould

Disturbing a potential site of mould growth requires caution. If there is mould, lifting the material it grows beneath can release spores into the air. The person doing this must ensure they are wearing the appropriate equipment, such as a mask, goggles, and gloves. 

Once dampness and mould have been identified in a property, removal must be swift. Failure to do so presents an even greater risk to tenants. Photos of the mould should be taken, which will prove to be useful in identifying the source of mould and to plan remedial action. 

If an assessment of the source can be established quickly by an appropriately qualified professional, such identification could be done before mould removal. 

Cleaning products can be used to remove mould from hard surfaces—after which, it should be left to dry. It is preferable to use mould and mildew products as opposed to bleach for health and safety reasons. 

A different course of action is suggested for soft furnishings or absorbent materials. If infected with mould, these must be thrown away, as it is almost impossible to remove the mould completely.

 

Professionals to consult on damp and mould

  • Building surveyors and architects
  • damp surveyors
  • environmental health professionals within
  • local councils
  • professional bodies
  • trade membership bodies
  • ventilation and building services specialists
  • TrustMark registered installers

 

In summary

Creating a healthy and safe living environment for tenants is paramount. Taking proactive steps to prevent and address damp and mould means property owners and tenants can significantly improve the quality of life and protect against potential health hazards. 

Fixflo BOFU illustration_2

Want to learn how Fixflo can help you stay compliant?

Keep reading...

Be the first to hear about new content for Property Managers.

eBooks and webinars, always free

  • Data-driven industry insights
  • Compliance and legal updates
  • Property management best practices