Damp and mould in council homes

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We want the homes of all our Council tenants to be free of any damp and mould. Unfortunately, damp and mould is a common problem across the country, although there are steps that can be taken to reduce it.

We are also here to help you if you have damp and mould in your home.

Where damp and mould come from

Damp is when moisture builds up in your home. It can be caused by:

  • Leaks
  • Rain getting in
  • Steam from cooking, washing or drying clothes indoors

If damp isn’t dealt with, it can lead to mould. Mould looks like black, green or white patches on walls, ceilings or around windows.

Mould is a type of fungus that grows in damp places. It can damage your home and affect your health – especially if you have asthma, allergies, or other breathing problems.

Types of damp

There are different types of damp and that can lead to mould growth.

Leaks and penetrating damp

Dampness can be caused by water leaking inside your home.

This might be due to:

  • Broken pipes
  • A faulty stopcock
  • Damaged seals around your bath or windows

Penetrating damp is when water gets in from outside, especially during heavy rain. This can be caused by:

  • Cracks or gaps in brickwork
  • Problems with the roof or windows
  • Broken guttering or other structural issues

Rising damp

Rising damp usually affects basements and ground floor homes. It happens when moisture from the ground moves up through the walls and floors. This can damage things like:

  • Flooring
  • Plaster
  • Wallpaper
  • Skirting boards

It’s caused by a faulty or missing damp-proof layer.

Rising damp is likely to occur throughout the year but will be more prominent during colder months.

Condensation

Condensation is moisture from everyday unavoidable activities, such as cooking, showering, drying clothes indoors, often worsened by poor ventilation.

Removing small mould patches

Damp can create mould patches overtime. If mould patches begin to develop in your home, you should always contact us first. We will arrange to remove the mould and investigate the cause.

However, if you do decide to remove mould yourself, make sure you wear gloves and follow these steps:

  • Wash the mould growths with bleach and water (one part bleach to four parts water)
  • Clean with a mould spray (fungicidal spray)
  • Leave surfaces to dry with plenty of ventilation
  • Do not reuse cloths infected with mould/spores as this will spread the problem

Preventing damp and mould

The following steps can help prevent damp and mould in your home.

Heating your home

Condensation is more likely to be a problem in the cold winter months, so where possible it is important to try to maintain a warm environment. Constant low heating is better than periods of extreme hot and cold.

If you are worried about the cost of heating your home and would like some advice and support, visit our Cost of Living Hub. This contains information on the support available for residents.

Ventilating your home

Getting fresh air into your home is one of the best ways to deal with condensation, especially in kitchens and bathrooms. Open windows slightly, use an extractor fan and do not cover air vents.

These steps will help moisture escape outside, which stops it building up indoors.

Also, keeping kitchen and bathroom doors shut while you are using them helps stop steam spreading to colder rooms.

Vacuum regularly

Mould feeds on dust. Regular vacuuming helps to remove mould spores and the dust.

Warmth versus ventilation

It's important to get the right balance between warmth and ventilation. Opening windows might feel like you are letting heat escape, but it actually removes damp, warm air and brings in cooler, drier air that is cheaper to heat.

This means less condensation, lower heating costs and a healthier home.

Reducing and removing moisture

To reduce moisture levels in your home:

  • Cover pans when cooking
  • Dry clothes outside if you have outdoor space
  • Use a vented tumble dryer
  • Leave a gap between furniture and walls to increase air circulation
  • Open windows when running a bath/showering
  • Wipe away condensation from windows and sills each morning

Awaab's Law

Following the tragic death of Awaab Ishak, the government introduced Awaab's Law. This is to ensure social housing landlords are responding to damp and mould problems to protect tenants. 

Social housing landlords must respond to damp and mould issues within strict timeframes, and ensure any hazard as outlined in Awaab’s Law is removed. 

As a landlord, we fully support Awaab’s Law and we promise our tenants we will do everything we can to keep your homes damp and mould free.

How to report damp and mould

If you are a council tenant and notice there is damp and mould in your property, you should report it to us as soon as possible.

Ways to report it:

You can also report damp and mould directly to the Estate Manager or Area Team.

After you have reported it

After you have reported the problem to us, we will ask some questions to understand the problem and check if anyone in your home is at risk.

We will inspect your home within 10 working days.

If the problem is urgent

If there is a serious risk to health, we will:

  • Respond within 24 hours
  • Complete emergency repairs within 24 hours
  • Remove any mould within five working days of inspection

If your home isn’t safe to live in while repairs are being done, we will offer you temporary accommodation.

After we have inspected your home

You will receive a written statement within three working days after we inspect your home. The statement will include:

  • What we found
  • What action we will take
  • What repairs will be done to help prevent mould returning

We will not blame you or your lifestyle for damp or mould.

If the problem comes back

If damp and mould returns, contact us immediately.

Language translation

We can provide information in other languages and translation services if needed.

Questions or complaints

If you need to report damp and mould to us, please follow the steps above. You can also contact your Area Team, who will be happy to help.

The contact numbers for the Area Teams are:

  • Central Area: 020 8871 5333
  • Eastern Area: 020 8871 7439
  • Southern Area: 020 8871 7288
  • Western Area: 020 8871 5530

Housing Ombudsman

If a complaint has been made by one of our tenants or leaseholders, then we will always work with them to resolve the matter as quickly as possible. We will endeavour to ensure the best outcome for the complainant.

If, however, you feel your complaint is not being dealt with effectively, you have a right to escalate your complaint straight to the Housing Ombudsman:

Up to Repairs and maintenance to council properties

Updated: 27/10/2025