A leading property care expert has issued a stark warning to landlords across the UK, as tough new rules on damp and mould officially take effect.
From October 27th Awaab’s Law is now in force, placing a legal duty on social landlords to investigate and fix damp and mould hazards within strict new timeframes. Under the new legislation, emergency hazards must be investigated immediately and repaired within 24 hours, while other issues must be addressed within specified deadlines.
The law was introduced following the tragic death of two-year-old Awaab Ishak in 2020, who died from a respiratory condition caused by prolonged exposure to black mould in his Rochdale home.
Now, property experts are warning landlords that the days of reactive maintenance are over, and proactive prevention is the only way to stay compliant and protect tenants.
“This is a watershed moment for the housing sector,” said George Edwards, a damp and timber specialist and managing director at Timberwise “Landlords can no longer wait for tenants to raise issues once they’ve become dangerous. The law demands they take a preventative approach — regular inspections, early detection and fast action.”
Recent figures underline the scale of the challenge: official data shows more than 428,000 social rented properties in England fail to meet the government’s “Decent Homes” standard. A separate survey found 60% of UK residents have experienced mould, with more than one in five reporting health problems as a result.
Mr Edwards warned that social landlords, and private property owners expected to follow suit, could face legal action and compensation claims if they fail to comply.”Local authorities are already putting new damp and mould policies in place,” he said. “Private landlords need to do the same. The best defence is prevention, act now, before problems arise.”
Five Key Areas Every Landlord Should Check
Mr Edwards has outlined five common problem areas that landlords should pay close attention to when inspecting their properties:
- Poor Pointing on Brickwork
Damaged or missing mortar allows rain to penetrate exterior walls, leading to penetrating damp that can spread indoors. - Bad or Blocked Vents
Without proper ventilation, condensation builds up — a key cause of damp and mould. Regularly clean and maintain air vents, extractor fans, and trickle vents. - Improperly Installed Roofing
Even a small roof leak can allow moisture to seep into timber, causing wet rot or dry rot. Regular roof checks can prevent major structural damage. - Poor Insulation
Inadequate insulation — especially in lofts or cavity walls — can create cold spots where condensation forms. Inspect insulation levels and replace damp or compressed materials. - Faulty or Blocked Guttering
Overflowing gutters and downpipes can direct water into walls, leading to penetrating damp that ruins both brickwork and interior finishes like plaster and wallpaper.
Ventilation Is Always the Best Condensation Control
Mr Edwards added that simple awareness and good ventilation can make a big difference. “Being mindful of how you use the property — drying clothes indoors, closing off vents, or blocking airflow — all contribute to damp issues,” he said. “When condensation can’t be avoided, ventilation is always the best control.”
He urged landlords with older or previously affected properties to seek expert advice on how to treat and prevent recurring damp and mould problems.
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