Damp & Mould Surveys

Why Awaab's Law exists

Awaab's Law is named after Awaab Ishak, a two-year-old who died following prolonged exposure to damp and mould in his home. It places a duty on social landlords to investigate and address damp, mould and other serious hazards in the homes they manage.

From 30 November 2026 that duty widens. Phase 2 extends it beyond damp and mould to excess cold and excess heat, falls, structural collapse, fire, electrical hazards and hygiene hazards. The government has also stated its intention to extend similar protections to privately rented homes, with the detail to follow consultation.

ABM Contracting holds the City & Guilds Certificate in Mould and Damp, which enables us to carry out mould and damp surveys in accordance with Awaab's Law and current industry best practice.

Source: Awaab's Law in the social rented sector, GOV.UK

What happens when it is not addressed

Damp and mould in social housing affect residents' health, wellbeing and quality of life. Landlords are expected to act promptly when it is reported, establish the underlying cause, and see effective remedial work through without unnecessary delay.

In October 2024 the Housing Ombudsman reported over 100 findings of severe maladministration on damp and mould, describing it as a topic that now dominates half of its casework. With Awaab's Law in force, identifying and addressing damp and mould is not simply a matter of maintaining a property. It is part of protecting a resident's health, safety and right to a safe home.

£12,000

Wandle Housing Association, November 2023. Two cases, both found severe maladministration. One resident was receiving cancer treatment; another household included a registered disabled child. The Ombudsman ordered £5,480 and £6,620.

£5,000

Orbit Group, December 2022. Severe maladministration after repairs were left incomplete for more than two years, leaving a resident and her son living with damp, mould and a slug infestation.

Why mould keeps coming back

Mould is a fungus. It grows wherever there is moisture, a surface to feed on and too little ventilation to dry things out. Visible mould is therefore a symptom, not the problem itself.

That is why cleaning it off does not hold. Bleach, mould sprays and stain-blocking paint remove what you can see and leave the moisture behind, so growth returns, usually within weeks and usually in the same place. Resolving it means identifying where the moisture is coming from, removing the growth with professional biocidal treatment, and then correcting the cause.

The health effects, and who is most affected

Mould releases spores, allergens and irritants into the air. Inhaled, these can affect the airways and lungs, causing coughing, wheezing, shortness of breath and respiratory infections, and can trigger or worsen asthma, allergies, bronchitis and COPD. Mould exposure can also cause eye irritation and skin problems including eczema.

Some residents are affected more than others: infants and young children, older residents, people who are pregnant, and anyone with an existing respiratory condition. In people who are seriously immunocompromised, mould exposure can lead to fungal infection.

Common household moulds

UK government guidance identifies Alternaria, Cladosporium and Aspergillus among the mould and fungal spores most commonly found in homes. Colour is not a reliable way to tell them apart, which is one reason identification forms part of the survey rather than something a resident should be asked to judge.

Cladosporium

Black, green, olive or brown patches. Grows on walls, window frames, fabrics and other surfaces.

Aspergillus

Green, yellow, white or black. Some species can worsen respiratory problems, particularly in vulnerable residents.

Alternaria

Dark green, brown or black velvety patches, commonly associated with persistently damp rooms.

Penicillium

Blue, green or grey. Grows on walls, wallpaper, fabrics and other damp materials.

Aureobasidium

Pink, brown or black. Often found around windows, in bathrooms and in other areas exposed to moisture.

What the survey produces

Three measurements taken during one visit, resolving into a single document: a written report setting out the findings, the identified cause, and a recommended scope of works. Where remedial work is needed, it is carried out by the same team that surveyed the property.