Damp, mould and condensation

Our commitment under Awaab's Law

We are committed to keeping your home safe, healthy and free from hazards. Under Awaab's Law (part of the Social Housing Regulation Act), landlords must investigate, assess and remedy damp and mould hazards within legally prescribed timescales and take prompt action where there is a risk to health.

This page explains:

  • What damp, mould and condensation are
  • How to reduce condensation in your home
  • How to safely remove small amounts of mould
  • How we will respond when damp or mould is reported
  • How to contact us

If you are worried about your health, or the health of anyone in your household, please report damp or mould immediately.

Damp

Damp occurs in moist places that never fully dry out, usually where there is little air movement. Damp usually creates a 'tide mark' if it has come from outside sources and you may notice a damp smell. The main causes of damp in the home are:

  • leaking pipes, wastes, drainage, and overflows
  • rainwater from defective roof coverings, blocked or leaking gutters and broken pipes
  • penetrating dampness around windows, through walls and due to raised ground levels
  • rising damp due to lack of, or no effective, damp proof course

If the damp in your home doesn't come from an outside source, then it is probably due to condensation.

Condensation

There is always some moisture in the air, even if you cannot see it. If the air gets colder, it cannot hold all the moisture and tiny drops of water appear. This is condensation. You also notice it when you see your breath on a cold day, or when the mirror mists over when you have a bath or shower. Condensation can often develop in kitchens and bathrooms. Moisture is released into the air through normal daily activities in these areas such as washing, cooking, drying clothes, showering, and bathing. Condensation can occur commonly on windows or external walls, or cold surfaces within the fabric of the property. Look for it in corners, on or near windows, in or behind wardrobes and cupboards. It often forms on north-facing walls.

We can produce a lot of water just from daily activities:

How much moisture we produce from daily activities

Type of daily activity

Amount of moisture produced in pints

Two active people (1 day)

3

Cooking / electric kettle

6

Bathing / showering

2

Washing clothes

1

Drying clothes indoors

9

Total moisture in just one day

21 pints

Damp and condensation problems in the home

Damp and condensation can lead to staining and mould growth, which can damage wallpaper, wall surfaces, window frames, furniture, and clothing. The development of mould growth is the most tell-tale sign that is frequently associated with condensation. The appearance of mould may be black, white, yellow, or green in colour, depending on the specific type of mould and the surface that it grows on.

How to prevent condensation and minimise the amount of moisture

These simple steps will help you produce less moisture in your home:

  • using pan lids when cooking
  • ventilating bathrooms, kitchens and living areas when in use by opening windows and always having trickle vents open
  • closing kitchen and bathroom doors when in use to help prevent moisture reaching other rooms, especially bedrooms which are often colder
  • make sure your extractor fan is working and you use it whenever you are running a hot bath or cooking in the kitchen and leave it running for at least 20 minutes after showering/bathing and wipe down wet surfaces in the bathroom such as tiles, toilet cistern and shower screens
  • drying washing outside where possible rather than on radiators. If you have wet clothing in the home ventilate the room by opening windows
  • if you have a tumble dryer, make sure it's properly ventilated
  • keeping a small window ajar when anyone is in the room for any length of time
  • try to keep the temperature in your home constant
  • wipe down any condensation you find in the morning from windows or this will just evaporate and go somewhere more damaging

It is recommended that all rooms be maintained at not less than 10°C  in order to reduce condensation. When living rooms are in use their temperature should be raised to about 20°C 

If rising energy costs mean you are struggling to pay for heating, please visit our cost-of-living pages for more advice.

How to remove mould

  • wipe mould off immediately with water using a sponge or cloth
  • do not use washing up liquid or bleach
  •  you use anti mould removal liquid to remove mould, available from most high street stores (read all instructions carefully before use)
  • do not simply paint over mould. Properly clean/remove it first then use a special fungicidal paint to help prevent it recurring

Examples

Black mould in the corner of a windowsill

Black mould caused by condensation on windows.

Black mould on the ceiling of a bathroom

Black mould in the bathroom caused by condensation. 

Damp marks on the skirting board by the floor

Rising damp (above and below)

Damp on the wall

 

What to expect when you report damp or mould

1. Initial contact and triage - within one working day

If you need to report damp or mould, please contact Housing Repairs on 01903 737827 and choose option 3.

When you call, you will be put straight through to our specialist damp and mould contractor.

During the call, the contractor will:

  • ask questions to understand the problem and how serious it is
  • check if anyone in the home may be at higher risk, such as children, pregnant people, or those with breathing conditions

This helps us understand how serious the issue is and how quickly it needs to be dealt with.

This first check is called a triage assessment and is recorded as soon as you call.

Before the call ends, the contractor will:

  • Arrange an inspection appointment with you
  • Make sure the timescale meets legal requirements

You may also be asked to send photographs to help us understand the problem better.

2. Immediate advice and early action

At your agreed survey appointment, you will be given clear and practical advice on how to safely manage:

  • moisture in your home
  • ventilation
  • any visible mould

If there is an immediate risk to your health or home, we will arrange temporary support straight away. This may include emergency works or short‑term treatments, which are usually arranged at the time of the first visit.

The advice we give is supportive and focused on keeping you safe. It does not replace repairs where repairs are needed, and any required work will still be carried out.

3. Inspection and assessment

An inspection will be arranged based on how serious the problem is:

Emergency (Category 1 hazards)

These will be investigated and made safe within 24 hours of being reported.

Significant (Category 2 hazards)

These will be investigated within 10 working days.

If needed, your home will be added to our internal tracking system.

A specialist surveyor from our contractor will then contact you to agree a suitable appointment time.

4. Investigation

During the inspection, the surveyor will:

  • take damp and moisture readings in your home
  • carry out mould treatment, where needed, to reduce any immediate risk
  • complete visual checks and other tests to better understand the problem
  • check your ventilation and heating to see if they are working properly
  • find the main cause (or causes) of the damp or mould
  • confirm whether the issue is:
    • structural (related to the building),
    • environmental (linked to moisture, heating, or ventilation),
    • or a combination of both

This helps us make sure the right repairs and next steps are planned.

5. Outcome and action

  • You will receive a written summary of the inspection findings within 3 working days of the visit.
  • If repairs are needed, we will:
    • Raise repair orders to make the home safe
    • Start work within 5 working days of the investigation ending
    • Complete the repairs as soon as possible and within the legal timescales set out under Awaab's Law
  • If the repairs are more complex, work will usually begin within 12 weeks. We will clearly explain what is needed and provide regular updates.
  • If no repairs are needed, or the issue is outside of the legislation, we will:
    • Clearly explain the findings
    • Provide tailored advice to help you manage the situation safely

6. Prioritising health and keeping you updated

  • Cases that involve serious or urgent health risks, or where residents are more vulnerable, will be fast‑tracked and treated as a priority.
  • You will receive clear updates throughout the process, so you know what is happening.
  • For high‑risk or complex cases, we will provide regular updates until the issue is fully resolved.

Contact us now

If you suspect that you have damp, mould or condensation within your home then please contact our repairs team so we can arrange for an inspection to investigate further.
Call us on 01903 737827 - option 3
E-mail us at housing.repairs@arun.gov.uk