‘Cut corners’ warning as damp law triggers surge in emergency call-outs 

Experts warn social landlords may risk tenant health by using unqualified workers to meet strict new damp and mould deadlines. 

Members of the Property Care Association (PCA) say they are ramping up efforts to support social housing landlords and tenants following the introduction of Awaab’s Law.

They claim enquires for damp and timber surveys and remediation work have increased since the legislation came into force last October. 

However, concerns have been raised that tight timeframes are encouraging some landlords to rely on unqualified operatives for initial responses. 

A recent survey of PCA members found 60% reported an increase in damp and timber survey enquiries since the Hazards in Social Housing (prescribed Requirements) (England) Regulations 2025 came into effect. 

The rules, known as Awaab’s Law, impose strict deadlines on social landlords to investigate and fix hazards such as damp and mould. 

Sarah Garry, chief executive of the PCA, said: ‘As a national trade body, PCA fully supports the regulations and recognises the importance of ensuring tenants live in homes that are free from hazards, particularly damp and mould. 

‘With specialist knowledge across the complete building envelope, our members protect the integrity and comfort of domestic buildings, guarding against moisture, mould, damage, damp and decay.

‘However, there is concern around meeting the timescales, and while our members are stepping up to the challenge, we’re aware some landlords are using inexperienced and unqualified operatives to undertake damp surveys and remediation.’

The legislation follows the death of two-year-old Awaab Ishak, who died from a severe respiratory condition linked to prolonged exposure to mould in his home in Rochdale. 

Under the law, emergency hazards must be investigated within 24 hours, significant hazards within 10 working days, with a summary report provided within three working days.

What’s more, safety works must follow within five working days.

The PCA survey found 80% of members were able to attend all survey enquiries, 79% could respond within required timeframes at least some of the time, and 78% completed remedial work within deadlines.

Garry added: ‘Most of our survey respondents have experienced social landlords using unqualified non-PCA members to respond to reports within 24-hours, then passing on cases where a mould wash doesn’t work.

‘And yet in many of the cases our members are seeing, the problem can be solved with investment in building maintenance, appropriate insulation and ventilation, alongside continued support for tenants to ensure they understand how to use appropriate ventilation.’

Image: Jonathan Cosens Photography/UnSplash 

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