From Risk to Resolution: Damp & Mould, Awaab’s Law, and the Compliance Challenge for Housing Providers

Why Damp & Mould is Under the Spotlight

Damp and mould are no longer “maintenance problems.” They are high-profile health hazards that have become a defining test of how housing providers meet their duty of care.

The tragic death of two-year-old Awaab Ishak in 2020, following prolonged exposure to damp and mould, changed the landscape forever. In response, the UK government introduced Awaab’s Law, placing strict statutory deadlines on how social landlords must respond to reports of damp and mould.

What was once treated as a reactive issue is now a compliance priority under law. One missed deadline is all it takes for a housing association to face Ombudsman rulings, regulator intervention, national media coverage, and in some cases, legal proceedings.

For housing associations already dealing with ageing housing stock, constrained budgets, and tenant pressures, this shift is profound. Teams are stretched, yet they must demonstrate immediate, decisive action with a full audit trail.

This blog explores what Awaab’s Law requires, where landlords are going wrong, and how a compliance-first approach can protect residents, meet deadlines, and safeguard organisational reputation.

What Awaab’s Law Requires (and Why It Matters)

Under Awaab’s Law, which comes into force in October 2025, social landlords must:

• Investigate reported hazards within statutory timescales.

• Take prompt action to resolve them.

• Provide clear evidence that both investigation and resolution were carried out on time.

In 2026, the scope of Awaab’s Law will expand further to cover wider housing hazards beyond damp and mould.

For housing associations, this is not just about compliance, it is about protecting residents and safeguarding reputation. Failures to act are no longer treated as isolated oversights. They result in:

• Formal findings from the Housing Ombudsman.

• Escalation to the Regulator of Social Housing.

• Legal consequences and compensation claims.

• Damaging national headlines and loss of resident trust.

The Housing Ombudsman’s “Spotlight on Damp and Mould” report was clear: damp and mould cases reflect whether landlords are truly putting residents first.

They are no longer tolerated as routine repairs, they are a litmus test of landlord culture.

Where Landlords Are Going Wrong

Housing Ombudsman casework highlights recurring failings that lead to escalation and reputational damage:

• Poor record-keeping: missed appointments, unclear logs, or lack of follow-up.

• Dismissing problems as “lifestyle issues” instead of investigating root causes.

• Inspection delays: long waits before sending surveyors or contractors.

• Failure to communicate: leaving residents uninformed about next steps.

• Inconsistent evidence: no before/after photos, moisture readings, or commissioning sheets.

These failures are no longer administrative gaps. Under Awaab’s Law, they are breaches of statutory duty that can trigger Ombudsman findings, regulator scrutiny, and compensation awards.

From Risk to Resolution – A Compliance-First Process

At Advanced Maintenance, we know that housing providers need more than a contractor who can “treat the problem.” You need a partner who can guide cases from first report to documented closure, with every step aligned to Awaab’s Law.

We follow a clear five-stage process designed around statutory deadlines and Ombudsman expectations:

Step 1: Intake & Triage

• Capture severity, history of leaks, ventilation, heating performance.

• Record tenant vulnerability factors (children, health conditions, safeguarding concerns).

• Prioritise urgent cases so surveys are not delayed.

Step 2: Survey

• A trained engineer attends, identifies root causes across heating, ventilation, and fabric.

• Moisture and airflow readings are taken.

• Photographic evidence is recorded.

• No issue is dismissed as “lifestyle.” Every report is technically investigated.

Step 3: Findings & Options

• Advice only: Where education or housekeeping is sufficient.

• Minor remedials: Small-scale works quoted and scheduled immediately.

• Major remedials: Multi-trade interventions, coordinated with residents.

Step 4: Works Delivery

• Coordinated heating, ventilation, and fabric remedials.

• Residents kept informed throughout.

• Respectful, safeguarding-conscious approach in occupied homes.

Step 5: Evidence & Closure

• Compliance-ready pack including before/after photos, moisture/airflow readings, commissioning sheets, electrical certificates, and resident confirmation.

• Closure note cross-references statutory deadlines.

• Stored in Simpro and shared with clients for audit readiness.

This structured process ensures housing providers are not just fixing problems, they are proving compliance, protecting residents, and shielding their organisations from reputational risk.

Technical Causes and Remedial Options

Every property is different, but damp and mould usually stem from a combination of:

• Poor ventilation: blocked ducting, failed extractor fans, MVHR units not serviced, absence of PIV.

• Inadequate heating/controls: uneven distribution, no TRVs, poor usability, cold spots.

• Fabric failures: leaking gutters, cracked seals, cold bridging, untreated mould.

Typical remedials include:

• Installation/servicing of extractor fans, MEV and MVHR units.

• Installation of Positive Input Ventilation (PIV).

• Ducting repairs, grilles, and clearance.

• Mould wash and anti-mould coatings.

• Resealing and making-good (plaster, redecorations).

• Guttering clearance and roof vent installation.

• TRVs, control upgrades, and integration with low-carbon heating.

By offering heating, ventilation, plumbing, and fabric works under one roof, Advanced Maintenance removes the risk of fragmented responses. Housing providers can rely on a single, coordinated partner, with transparent evidence and clear reporting.

Why Evidence is Non-Negotiable for Awaab’s Law Damp and Mould Compliance

In today’s housing sector, it is not enough to carry out remedial works. You must prove that they were completed:

• On time.

• To standard.

• In line with statutory duties.

Every damp and mould case we close is supported by a compliance-ready evidence pack:

• Before/after photos.

• Moisture and airflow readings.

• Commissioning sheets.

• Electrical certificates.

• Resident confirmation of access.

• Closure note cross-referencing Awaab’s Law deadlines.

This approach goes beyond repairs. It gives housing providers defensible proof that will withstand scrutiny from boards, auditors, the Ombudsman, or the regulator.

Why Choose Advanced Maintenance?

When you work with Advanced Maintenance, you’re not just commissioning a contractor, you’re securing a compliance partner. What sets us apart:

• Multi-disciplinary expertise: heating, ventilation, plumbing, fabric.

• Compliance-first approach: every case aligned to Awaab’s Law.

• 25+ years’ experience across housing, healthcare, and education.

• National accreditations: ISO 9001/14001, CHAS Elite, Constructionline Gold, Gas Safe, OFTEC.

• Resident-centred delivery: DBS-checked, safeguarding-trained engineers.

• Transparent communication: weekly reporting, clear escalation pathways.

• Social Value commitments: Real Living Wage, community projects, sustainability initiatives.

This combination means housing providers can demonstrate value beyond compliance, protecting residents, meeting statutory deadlines, and evidencing outcomes.

Call to Action - Protect Residents, Protect Reputation

The pressures of Awaab’s Law mean every damp and mould case is under scrutiny. Housing providers can no longer afford delays, uncertainty, or gaps in evidence.

At Advanced Maintenance, we remove that risk. Our structured process gives you confidence that:

• Tenants are protected.

• Statutory deadlines are met.

• Every action is documented and defensible.

The simplest way to see the difference is to let us manage a pilot case* for you. We’ll take one live case from first report through to documented closure, providing the full compliance evidence pack for your records.

Our structured process gives you confidence in meeting Awaab’s Law damp and mould compliance duties while protecting residents and reputation. Contact us today to arrange a pilot case, and see first-hand how we safeguard both residents and reputation.

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*One FOC pilot scheme offer is available to housing providers with a 500+ property portfolio. Have less than 500 properties? Don’t worry, contact us and we will advise how we can help