15/10/2025
Awaab’s Law
Tackling Damp and Mould
What is Awaab’s Law?
Awaab’s Law was introduced following the tragic death of Awaab Ishak and forms part of the Social Housing (Regulation) Act 2023. The law requires social landlords in England to act promptly when issues such as damp, mould, or other serious housing hazards are reported.
The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 come into effect on 27 October 2025, setting clear timeframes for inspection, investigation, and repair.
Although Awaab’s Law applies directly to social housing providers, the standards it introduces are expected to influence the entire housing and maintenance industry.
Including private landlords, contractors, and developers. Proactive prevention and rapid remediation will soon be expected practice across the board.
Why Damp & Mould Matter
Persistent damp and mould are more than cosmetic issues — they represent health, structural, and compliance risks.
Health impact: Exposure to mould spores and damp environments can lead to, asthma, allergies, and respiratory illness.
Structural damage: Prolonged damp leads to decayed timbers, plaster failure, and loss of thermal efficiency.
Compliance risk: Failure to address issues within the prescribed timeframes can
result in penalties, reputational damage, and legal enforcement.
Recognising the Early Signs
Spotting the early indicators of damp and mould is essential,
Black mould spots on walls, ceilings, and window reveals
The first visible sign of humidity problems, often appearing as small dark patches that spread quickly across cold or poorly ventilated areas such as bathrooms and bedrooms.
Peeling wallpaper or bubbling paint
Moisture trapped behind wall finishes weakens adhesion, causing bubbling, flaking, or peeling — a common sign of rising or penetrating damp.
White salt deposits (efflorescence) near floor levels
The white powdery marks seen on plaster or brickwork indicate rising damp, where moisture has drawn soluble salts to the surface during evaporation.
Damp patches that worsen after rainfall
Dark areas that expand following wet weather usually signal penetrating damp from defective pointing, cracked render, or blocked gutters.
Persistent condensation on windows or cold surfaces
Excess moisture forming on glass or metalwork shows high humidity and poor ventilation, conditions that quickly lead to mould growth if untreated.
Musty odours and discoloured plaster or skirting
A damp, earthy smell and staining along skirting boards or plasterwork.
Main Causes of Damp and Condensation
1. Condensation (High Humidity / Cold Surfaces)
Caused by moisture in the air meeting cold walls and ceilings.
Common in kitchens, bathrooms, and bedrooms.
2. Penetrating Damp (Water Ingress)
Caused by defective pointing, porous brickwork, or leaking gutters.
3. Rising Damp
Moisture from the ground travelling up through masonry due to a failed or missing DPC.
4. Lifestyle and Insufficient Ventilation
Drying clothes indoors, sealed windows, and blocked air vents increase humidity.
