Over the 20 years Home Connections has provided solutions to the social housing sector, a recurring issue we've encountered is the quality of properties advertised and the impact this has on tenants’ health and wellbeing. The recent tragic death of Awaab Ishak has highlighted the need for proactive action in this area. As a social enterprise, we are committed to exploring innovative solutions that will improve housing conditions for all.

Our recent #ConnectWednesdays webinar, “Damp and Mould in Housing: Are We Addressing It Effectively?”, brought together experts who shared vital insights into effectively managing damp and mould. Key speakers, Simon Kilshaw, Green Doctor Manager at Groundwork Yorkshire, and Leonard Carey, Co-Founder & CEO of DampSmart, led a series of discussions with the audience.

How do you decide if damp and mould problems are caused by tenant habits or the building fabric?

One of the main challenges in tackling damp and mould is determining whether the issues stem from the building's fabric or the internal environment. This distinction directly influences the type of intervention required.

The Impact of Awaab's Law

The introduction of Awaab’s Law from October 2025 will require social landlords to investigate and resolve dangerous damp and mould issues within strict timeframes and repair all emergency hazards within 24 hours.

When asked about the impact of Awaab's Law, one audience member explained that their housing repairs team initially operated with a seven-day deadline, using a triage system to categorise cases as either 28 days or 7 days. While they plan to maintain this approach, adjustments will be needed when the law takes effect in October. Although they have few high-priority (Category 1) cases present, clarifying what constitutes a 24-hour emergency versus what can be addressed within 14 days will be essential. The full impact of the law remains uncertain at this stage.

Addressing Bias in Assessments

As noted by some participants, there is still a tendency to blame tenant lifestyle as a reason for damp and mould issues without thorough investigation, resulting in unresolved problems and tenant dissatisfaction.

One attendee shared a case study of a tenant who reported a damp smell within 25 days of moving in, but no action was taken. When concerns were raised again at the three-month visit, they were ignored. At the nine-month visit, concerns about the accumulation of items in the property were noted, and it wasn’t until three years later that a proper investigation was conducted. The cause was found to be a combination of poorly fitting doors, roof tiles, and other structural issues that contributed to the damp. This highlights the urgent need to confront unconscious biases in assessments.

Supporting Tenants Through Education

Another attendee shared that their current work focuses on supporting the education of tenants about the health impacts of damp and mould, as well as simple steps they can take to improve their living conditions. After implementing awareness sessions, tenant knowledge surged from a rating of 3/5 to 5/5. There is strong interest among tenants to try new approaches, and the team plans to follow up after three months to assess what changes have been implemented and their effectiveness.

Monitoring Conversions from Office Blocks to Flats

A significant source of damp and mould arises from the conversion of office blocks into residential flats. In severe cases, this necessitates relocating tenants to alternative accommodation.

Simon Kilshaw emphasised the importance of monitoring these conversions rigorously, particularly when buildings are retrofitted from commercial to residential use, to ensure they are suitable for habitation and to prevent damp and mould problems.

What are the financial and resource challenges in managing complex social and building fabric issues?

Addressing damp and mould effectively demands substantial financial and human resources. However, many social housing providers are grappling with budget cuts, staffing shortages, and overwhelming demand for repairs.

Shortage of staff

One attendee mentioned that a shortage of repair personnel and trades people hinders their ability to assess and fix damage. With the introduction of tighter timelines, there simply isn't enough workforce to meet the demand, making it one of their biggest challenges currently.

Maintenance for Historic and Listed Buildings

Managing buildings that are over 100 years old and all Grade 2 listed was also raised as a unique challenge for one local authority. This adds significant complexity to maintenance and repairs, as well as any upgrades or additions, due to the additional paperwork and regulations required for listed buildings.

Heating on Prescription

Leonard Carey discussed the rising issue of heating costs, noting that in some cases, landlords are subsidising the cost of heating for tenants when there is a clear need for increased heating. Simon Kilshaw mentioned a pilot initiative in Leeds called "Heating on Prescription", which has continued beyond the pilot phase.

How do you measure good outcomes for you and the tenant?

To measure successful outcomes for both the service provider and tenants, Simon Kilshaw explained that a baseline measurement should be taken before any intervention, followed by post-data collection. This comparison helps determine whether the outcome has been successful.

He emphasised the importance of both qualitative and quantitative approaches. Leonard added some examples of how Dampsmart and Green Doctors have worked together to get to the bottom of structural issues and assistance that individuals need to stay warm and dry in their homes.  Follow ups need to be inclusive and take account of the different methods people like to give feedback. In some cases it may be time consuming but in the end it does help plan better services.

Take Action on Damp and Mould

Addressing damp and mould in social housing requires a comprehensive approach that combines effective solutions, adequate resources, and a focus on long-term improvements.