Social landlords risk meeting Awaab’s Law deadlines without resolving the underlying causes of damp and mould unless shortages of competent surveyors are addressed, the Federation of Damp has warned.
Responding to the Government’s Phase 1 “Test and Learn” research, the organisation said pressure to demonstrate compliance must be matched by the expertise and capacity to diagnose problems accurately and deliver lasting repairs.
Commissioned by the Ministry of Housing, Communities and Local Government and carried out by Verian, the research draws on interviews with tenants and focus groups with social landlords across England. It found that emergency hazards were largely manageable within the statutory 24-hour window.
Damp and mould cases were more challenging, potentially requiring longer investigations, more complex diagnosis and coordination between several trades to address the underlying problem rather than simply respond to its symptoms.
Workforce shortages emerged repeatedly as a constraint, with surveyors and specialist trades identified as particular pressure points affecting how quickly landlords could act. The research also raises concerns that limited capacity and unclear guidance could encourage organisations to focus on demonstrating compliance rather than resolving the problems affecting residents’ homes.
Surveyor capacity under scrutiny ahead of Phase 2
“Damp surveying isn't a regulated profession,” said Sam Fitzgerald, founder of the Federation of Damp. “Anyone can call themselves a damp surveyor with no training at all. The report is picking up exactly the problem that creates: landlords are watching two clocks without always having the right people in front of the problem.
“What worries me most is how often the conclusion is decided before anyone arrives. 'Condensation, resident lifestyle' is the cheapest possible answer for a landlord, which is exactly why it should be evidenced rather than assumed.”
The warning comes ahead of the planned introduction of Phase 2 of Awaab’s Law on 30 November. Fitzgerald said the expansion would put additional pressure on housing teams already dealing with damp and mould cases.
“Responding quickly and responding correctly are two different things, and only one of them is being counted,” Fitzgerald added. “Phase 2 adds seven more hazard types onto teams already stretched on damp. If competence doesn't scale alongside the deadlines, landlords will keep hitting every timescale without really fixing the problem.”
