Damp and Mould: A Guide for Housing Professionals — JAG

Damp and mould remain significant issues in social housing, affecting tenant health, property conditions, and compliance with housing standards. As housing professionals, including housing officers, surveyors, damp survey experts, maintenance teams, and contractors, we all play a crucial role in identifying and addressing these problems before they escalate.

Several stakeholders regularly enter tenants’ homes, whether for routine inspections, repairs, or tenancy visits. This presents an opportunity to spot early signs of damp and mould and take proactive action. This guide outlines what to look for, why it matters, and what steps to take.

Why Early Identification Matters

Unchecked damp and mould can lead to:

• Health risks, including respiratory issues, worsening of asthma, and other long-term conditions
• Property damage, such as weakened structures, deteriorating plaster, and damage to tenant belongings
• Higher maintenance costs if left untreated, leading to costly repairs and potential legal challenges

• Compliance risks under the Homes (Fitness for Human Habitation) Act 2018, which requires landlords to provide homes free from serious damp and mould

By ensuring all staff - whether frontline housing officers, maintenance workers, or compliance teams - know what to look for, a proactive, preventative approach can be taken.

Common Signs of Damp and Mould

There are three primary types of damp. Each has distinct causes and visible signs, which staff should be able to identify during property visits.

Condensation Damp

The most common form of damp in homes, caused by moisture in the air condensing on cold surfaces. This often results from poor ventilation.

What to Look For:

• Water droplets on windows, walls, and mirrors, particularly in the mornings
• Black mould forming on walls, ceilings, window frames, curtains, or behind furniture
• Peeling wallpaper or blistering paint, particularly near windows and external walls
• A musty smell, especially in bathrooms, kitchens, and bedrooms
• Tenants reporting frequent condensation or difficulty keeping the property warm

Example: During a routine visit, a housing officer notices black mould in the corners of a bedroom and condensation on the windows. This could indicate poor ventilation, requiring a tenant advice visit or an inspection to check for structural issues.

Rising Damp

Occurs when moisture from the ground moves up through walls, often due to a failing or absent damp-proof course.

What to Look For:

• Damp patches or staining on walls starting from the ground up (usually up to a metre high)
• Plaster that is crumbling, bubbling, or flaky
• Rotting or warped skirting boards
• White, powdery salt deposits on the walls
• A persistent earthy smell near ground-level walls

Example: A gas engineer attending a routine boiler service notices a tide mark on the lower part of a kitchen wall, with damp plaster flaking off. They report the issue, prompting a maintenance team to check for damp-proof course failure.

Penetrating Damp

Caused by water leaking through walls, roofs, or windows due to structural issues or external defects.

What to Look For:

• Damp patches on ceilings or walls that get worse after rain
• Peeling paint or wallpaper in specific spots, particularly near windows, chimneys, or ceilings
• Visible signs of leaking pipes, damaged guttering, or cracked brickwork outside the property
• Mould patches appearing in corners of rooms or external-facing walls

Example: A contractor visiting for a roofing repair notices damp spreading across a bedroom ceiling near a chimney breast. They flag the issue, leading to a full roof inspection to address the root cause.

Taking Action: What Housing Professionals Should Do

Identify and Report Issues Promptly

Housing staff, maintenance teams, and contractors should record and report any signs of damp or mould immediately. Encourage staff to:

• Take photos of the affected area
• Note locations and severity of damp or mould
• Speak to the tenant about when the issue started and any changes they have noticed

Engage With Tenants

• Advise tenants on simple steps to manage condensation, such as ventilation, wiping down moisture, and using extractor fans
• Ensure tenants understand their responsibilities while also acknowledging that damp and mould are often structural issues, not tenant-related
• Keep clear records of tenancy reports and previous actions

Arrange Damp & Mould Surveys

• If damp or mould is identified, schedule a damp & mould survey
• Address leaks, structural defects, or insulation issues as needed
• Ensure quick mould removal and remediation to prevent escalation

Monitor High-Risk Properties

• Keep a log of properties with a history of damp and mould issues
• Implement regular follow-ups of damp in property for vulnerable tenants or properties with recurring problems
• Consider preventative measures such as improved ventilation systems, dehumidifiers, or insulation improvements

Damp and mould are not just maintenance concerns; they are housing management and tenant well-being issues. By ensuring all housing professionals know the signs, report issues promptly, and take appropriate action, carry out damp & mould surveys, safer and healthier homes for tenants can be created while preventing long-term property damage.

If you work in housing and manage or visit properties, share this guide with your team to ensure everyone plays a role in damp and mould removal and remediation.