What happens when no repairs are needed, but mould returns?
Awaab’s Law is reshaping the way social landlords manage property conditions, particularly damp and mould. But what happens when mould persists without any structural defect or repair need? For many landlords, this is the most challenging scenario: when responsibility begins to shift from the property to the resident.
Here we explore how landlords can comply with Awaab’s Law in cases where no repairs are needed but mould returns, how lifestyle factors should be addressed fairly and legally, and how to ensure that robust, evidence-based processes are in place.
Understanding Awaab’s Law
Coming into force in October 2025, Awaab’s Law mandates strict timelines and accountability measures for social landlords dealing with housing health hazards:
- 14 days to investigate reported hazards
- 7 days to begin repairs if a health risk is identified
- 24 hours to initiate emergency repairs for Category 1 hazards
These requirements are enforceable by law and are designed to prevent the kind of failures that led to the death of Awaab Ishak in 2020.
A phased rollout begins with damp and mould (2025), expanding to additional risks (2026) and full HHSRS compliance (2027).
What If There Are No Repairs?
One of the trickiest aspects of compliance is when damp or mould issues reoccur even after repairs have been made or when no building defects are present. In these cases, the landlord must:
- Prove the property is free of disrepair
- Demonstrate ongoing monitoring and assessment
- Engage and educate the resident
This is where the line between disrepair and resident responsibility must be carefully, fairly, and legally drawn.
Government & Ombudsman Guidance on Lifestyle Factors
Recent guidance is very clear:
- Landlords must not blame lifestyle as the default explanation for damp and mould.
- Full property inspections, including checks on insulation, ventilation, and heating systems, must be conducted.
- Only once the landlord can show that the property meets health and safety standards can they begin to address resident behaviours.
As stated in the Housing Ombudsman’s “It’s Not Lifestyle” report and reaffirmed in the 2023 and 2025 government consultation updates:
“Landlords must investigate and remedy any building-related causes of damp and mould before suggesting tenant lifestyle is contributing.”
What Counts as Lifestyle?
Once repairs and structural factors are ruled out, persistent mould may result from:
- Inadequate heating of the home
- Poor ventilation (e.g. never opening windows)
- Drying clothes indoors without adequate air flow
- Blocking trickle vents
- Overcrowding (note: still a landlord consideration)
Importantly, overcrowding, fuel poverty, and vulnerability are not lifestyle choices — they remain within landlord safeguarding obligations.
How to Address Lifestyle Factors Appropriately
When lifestyle is believed to be a contributing factor, landlords should take the following steps:
- Document Thoroughly
- Provide clear inspection evidence that no repairs are outstanding
- Record moisture, humidity, and temperature levels via IoT sensors
- Include photos and surveyor reports
- Educate Residents
- Offer written and verbal guidance on how to ventilate and heat the home properly
- Use standardised checklists or digital tools to explain best practices
- Monitor the Property
- Install non-intrusive sensors to track environmental conditions
- Set thresholds to alert to recurring patterns of high humidity or poor ventilation
- Provide Follow-Up Support
- Check in 4–6 weeks after the initial engagement
- Reinforce messaging and check for improvements
- Offer additional visits or calls if needed
- Provide Evidence of Compliance
- Maintain records of all communication, interventions, and monitoring data
- Ensure data is accessible in case of complaints or Housing Ombudsman involvement
Legal and Reputational Risks
Failing to address lifestyle issues fairly and transparently risks:
- Breaches of Awaab’s Law if conditions worsen
- Tenant complaints to the Housing Ombudsman
- Negative media attention or regulator involvement
On the flip side, landlords who show they’ve investigated thoroughly and supported tenants responsibly are well-placed to prove legal compliance and avoid reputational harm.
How HealthyHomes Empower Solves This Challenge
HealthyHomes Empower is designed specifically for this complex situation: when there are no further repairs required, but damp or mould risks remain.
It combines:
- Sensor-based environmental monitoring
- Resident education tools and resources
- A mobile app that educates and interacts with residents using real-time sensor data
- Resident education webinars
- Follow-up workflows and compliance reporting
Empower enables landlords to:
- Track humidity and temperature trends
- Educate tenants using structured surveys and guidance
- Provide real-time feedback via app-based alerts and tips
- Document all actions taken
- Demonstrate due diligence and compliance
With Empower, landlords can confidently manage their responsibilities under Awaab’s Law — even in the grey areas — while supporting tenant wellbeing and protecting their own organisations.
Final Thoughts
Lifestyle isn’t an excuse — it’s a factor to be addressed with empathy, evidence, and education. Awaab’s Law doesn’t just ask landlords to fix homes; it asks them to prove they’ve done all they can to prevent harm.
HealthyHomes Empower helps make that possible through consistent, empathic and practical resident engagement. Contact us today to find out more.
