32 Tackling Damp, Mould & Condensation
Defying damp: Solving social housing’s mould problem
A
waab’s Law is now in force, placing legally binding requirements on social landlords to tackle damp and mould
hazards that present a signifi cant risk to tenants within strict timescales. Yet across social housing, the issue is still too oſt en addressed with either low-cost but ineff ective measures such as cleaning or redecorating, or disruptive and expensive solutions like solid wall insulation that can require households to be temporarily rehoused. A practical, people-fi rst response is essential.
Luke Brooks, senior commercial manager, specialist packed products at Tarmac, explores the benefi ts of innovative plasters, including lime plaster systems, in supporting landlords’ compliance eff orts and improving living conditions. Social landlords have long been aware of their
responsibilities under Section 42 of the Social Housing (Regulation) Act 2023 - known as Awaab’s Law - introduced as part of the Government’s mission to improve the safety and quality of social housing. With the legislation now active, landlords must investigate and fi x dangerous damp and
mould within prescribed time periods, and repair emergency hazards within 24 hours. Additional measures for addressing other hazards are being implemented on a phased basis to strengthen protections for tenants further. Failure to comply can lead to enforcement action,
marking a signifi cant turning point in the drive to improve housing quality across the UK.
HIGHLIGHTING THE PROBLEM Landlords already had a duty to keep homes fi t for habitation and to remedy disrepair – including meeting the Decent Homes Standard – but damp and mould remains a persistent challenge. Awaab’s Law, introduced in memory of two-year- old Awaab Ishak, who tragically died following prolonged exposure to damp and mould, sets clearer and stronger expectations to ensure tenants live in safe homes. Government fi ndings published in 2023 showed
that around 3-4% of the four million social housing homes in England had notable damp or mould, 1-2% had serious (HHSRS category 2) issues, and
0.2% had the most severe (category 1) hazards. T e latest English Housing Survey recorded damp problems in 7% of social homes in 2023-24, up three percentage points since 2019. Although signifi cant improvements have been
delivered through various funding programmes, more solutions are needed to help reduce damp and mould risks across existing stock under the strengthened legal framework.
LIME PLASTER – TACKLING THE ISSUE Social landlords can pursue a range of interventions to improve energy effi ciency and reduce damp and mould, from fi xing leaking roofs and improving insulation to upgrading ventilation and heating systems. Retrospective damp-proofi ng measures are another option, though oſt en costly, disruptive, and not always guaranteed to resolve the issue. Damp and mould occur when excess
moisture remains on walls, creating ideal conditions for growth. Solid brick and stone walls are especially vulnerable because their colder surfaces cause airborne moisture from daily
Housing Management & Maintenance December/January 2026
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