Pennington Choices Blog

Damp, Mould, and Awaab's Law: Insights on our national research

Written by Jordan Brown | Oct 21, 2025 11:48:18 AM

Pennington Choices, in collaboration with Housemark, has carried out damp, mould, and condensation research with over 100 housing organisations across the sector, including housing providers who participated in our damp, mould, and condensation survey between 19th August and 23rd September 2025.

To access the full survey results and findings, click here.

Our Head of Consultancy - Assets and Compliance, Jordan Brown, analysed the results from this research to compile key findings, common challenges, and best practices that are being developed. It is crucial that you understand the importance of adapting your approach in alignment with Awaab's Law and how this landmark legislation will improve your residents' wellbeing. Read Jordan's introductory insights below.

For anyone who knows me, it will come as no surprise that the issue of damp, mould, and condensation in housing is something I care about deeply. Having worked in social housing for nearly 25 years, I have seen the good, the bad, and unfortunately, the inexcusable when it comes to how organisations deal with it. In my current role, I’ve had the privilege of working with many providers across the sector, gaining insight into what they are doing well, where the challenges lie, and how barriers can be overcome. It has also been a real pleasure to support organisations in shaping and improving the way they tackle damp and mould, ultimately for the benefit of their residents.

Whenever I deliver training, I often begin by asking delegates a simple question: What does your home mean to you? The answers vary: warmth, security, family, safe space, but the themes are always the same. These words are exactly what your residents would say about the homes they rent from you. To an organisation, one repair among thousands may seem minor, but to a resident, that single issue might be the most important thing in their life. It might even be the final straw at a time when they are already at breaking point. It is vital to remember that behind every decision we make as landlords, there is a human being affected by it. 

This is at the heart of Awaab’s Law. While robust processes and monitoring systems are important, they must not obscure the fact that every resident is unique. Their circumstances and vulnerabilities differ, and this should shape not only the timeframes we set for remedial works but also the nature of the works themselves. Empowering staff to tailor responses, while still working within organisational frameworks, is key. This includes making reasonable adjustments in line with the Equality Act 2010 to ensure services are fair, consistent, and responsive to individual needs. 

The context in which providers are working cannot be ignored. In recent years, the sector has seen an unprecedented shift in expectations: proactive inspections from the Regulator of Social Housing, the introduction of new Consumer Standards and gradings, the Building Safety Act 2022, Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, Fire Safety Regulations 2022, Tenant Satisfaction Measures, and now the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, more commonly known as Awaab’s Law. Add to this the Social Housing (Regulation) Act 2023, the potential changes to the Decent Homes Standard, and the consultation on Minimum Energy Efficiency Standards, and the scale of change for landlords is clear. 

These challenges are significant, and no provider can face them alone. As a sector, we must share solutions, support one another, and work collectively to find the best ways forward. At the centre of this sits a fundamental truth: the condition of someone’s home has a direct impact on their health and wellbeing. The Housing Health and Safety Rating System (HHSRS) was created with this in mind, but it is our responsibility as landlords to ensure properties are not just compliant on paper, but genuinely safe, warm, and healthy places to live. 

I have never come across an organisation that intentionally sets out to fail residents. But all too often, we see failings that leave individuals and families living in conditions that are unfit for purpose and harmful to their health. From the Landlord and Tenant Act 1985 to the Homes (Fitness for Human Habitation) Act 2018, the Housing Act 2004, and the Environmental Protection Act 1990, all make it clear that landlords have a duty to ensure homes are free from damp and mould that is prejudicial to health. 

This research, carried out jointly by Pennington Choices and Housemark, seeks to understand how prepared providers are for Awaab’s Law, what barriers they face, and how they are generally approaching the challenges of damp, mould, and condensation. Importantly, it also highlights good practice from across the sector. Our aim is simple: to support providers in strengthening their approach so that residents can live in homes that are safe, healthy, and truly fit for purpose. The findings presented here draw on survey responses and direct engagement with organisations. While they offer an overview, it is important to acknowledge that tackling damp, mould, and condensation is not a “one-size-fits-all” exercise. Flexibility, fairness, and a willingness to adapt to individual needs are essential values that sit at the very heart of Awaab’s Law. 

I would like to thank the many people who contributed to this piece of work through our survey and the direct engagement we have had with organisations over the past 18 months. This report brings together insights from over 100 social housing providers, reflecting a wide range of experiences, approaches, and challenges. There have been some phenomenal insights provided to us, and although this report aims to address the broader issues facing housing providers, we will look to supplement this with additional insights later in the year.  

 

Access the full damp, mould, and condensation report to find out how organisations across the sector are adapting to the requirements of Awaab's Law and preparing their damp, mould, and condensation approaches here

 

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