Mould and damp in UK housing continue to be major issues affecting social and private landlords. With consequences ranging from structural damage to serious health concerns for its occupants, the repercussions of this problem are far-reaching.
While legislative efforts to correct this issue are underway – with Awaab’s Law not long coming into effect (27 October 2025) – more must be done to tackle the root cause of the problem. Awaab’s Law is only the beginning in the fight against damp and mould. In this article, we speak with Dr Alex Boote, Product & Innovation Manager at ARC Building Solutions, who more closely examines the underlying problems of damp and mould growth and why innovation needs to be more widely adopted.
The current state of affairs
The issue of damp and mould in social housing is a big problem. According to the best estimates of the Social Housing Regulator, 120,000 to 160,000 social housing homes in England have at least some notable damp and mould, 40,000 to 80,000 have serious damp and mould issues, and around 8,000 homes have issues so severe the home would fail the Decent Homes Standard.
The dangers of damp and mould were thrust into sharp focus in 2020, when two-year old Awaab Ishak died in a social housing property in Rochdale. The coroner’s report later concluded that his death was caused by a respiratory condition as a result of exposure to mould. Not only was this tragedy entirely preventable, but it was also a sad indictment of the unsuitable conditions many families are living in.
Awaab’s parents had raised concerns about the condition of their home on numerous occasions, but nothing was ever done. The death sparked strident calls for reform, resulting in Awaab’s law, a landmark piece of legislation that requires landlords to investigate and fix reported health hazards within specified timeframes. The new rules form part of the tenancy agreement, so landlords will be held accountable by law if they fail to provide a decent home.
Understanding damp and mould
There are many causes of damp and mould formation. In its most common form, mould proliferates in indoor environments where moisture and heat is trapped. This can occur for a multitude of reasons, including building faults, structural issues, inadequate insulation, poor ventilation, and everyday tasks like cooking and bathing.
Rising energy costs are also a contributing factor. In well-insulated heated properties, black mould seldom forms. But, as more households seek to reduce energy usage to save money, lower indoor temperatures exacerbate the risk of mould and damp formation, particularly during the colder months when properties aren’t ventilated as frequently. Together, these issues compound the problem, leaving more homes and more residents vulnerable.
The multitude of root causes also makes a solution more difficult to find, where a balance of factors must be considered to get the best results. This has been demonstrated in the legislative framework. The Government’s Energy Company Obligation (ECO) scheme, for example, focusses on improving the insulation and energy efficiency of the UK housing stock.
Essential to achieving its ambitious net zero targets, this ‘fabric first’ approach focuses on insulating older homes. However, this failed to account for ventilation, which led to a whole host of damp and
mould related issues. While this has subsequently been addressed by the latest PAS 2035 standard, which includes a required ventilation strategy, it serves as a reminder to stakeholders across the industry that dealing with damp and mould is a complex issue, requiring a consideration of multiple factors.
The role of innovation
Addressing damp and mould formation is a complex challenge that requires tailored solutions based on specific causes. There are no quick fixes, and effective strategies will vary from case to case. However, one undeniable factor in tackling this issue is the role of innovation. By embracing new technologies and approaches, we can not only combat damp and mould but also drive standards forward, promote best practices, and enhance living conditions for residents.
Improving conditions related to damp and mould should be an absolute priority. Successful building design is a collaborative effort, reinforcing the importance of unity among various stakeholders. This includes not only those within the construction industry but also key players in government, academia, and the broader industry. Collaboration across these sectors is essential for developing impactful solutions that address the root causes of damp and mould.
Legislative measures such as the Social Housing Act and Awaab’s Law represent positive steps in this direction. These laws aim to set standards for housing quality and protect residents from the dangers of damp and mould. However, legislation alone is not enough. We must prioritise education for landlords and housing providers, ensuring they are well-informed about the risks associated with damp and mould and the necessary steps to mitigate these issues.
By equipping stakeholders with the right tools and knowledge, we can create healthier living environments and elevate overall standards in housing. In conclusion, a concerted effort across all sectors is essential to address damp and mould effectively, ensuring that every resident can live in a safe and comfortable home.
