Embracing the available technology has an important role to play in achieving the goal of eliminating mould in homes, writes James Berry, deputy chief executive at the Property Care Association (PCA)
Monitoring technology and data logging systems are providing property professionals with a cutting-edge toolkit that establishes how buildings perform during day-to-day use.
Growing use of the technology is helping professionals create a clear, evidence-based approach to identifying sources of condensation, damp and mould. As set out in the Housing Ombudsman’s spotlight report from 2021, landlords should ensure their staff and contractors have appropriate expertise to properly diagnose and respond to reports of damp and mould as part of a proactive, rather than reactive approach.
The Ombudsman highlights a data-led approach as an example of good practice, citing instances of landlords adopting new systems that earmarked properties for specialist interventions according to the level of risk.
In one case, a pilot scheme in 2018 involved completing risk assessments for nearly 300 homes, classifying them as being at low, medium or high risk of condensation, damp and mould and assigning appropriate actions to each risk level.
On review a year later, the landlord found that 100 per cent of residents reported that condensation, damp and mould issues had been rectified.
While specialists such as PCA members have the knowledge and experience to identify the type of damp and suggest remediation options, these new systems can assist by revealing patterns that point to definitive sources of damp issues as well as effective solutions, avoiding unnecessary works and costs.
One of the most common causes of damp problems is condensation, which is often caused by a lack of adequate ventilation to remove moisture generated by normal activities such as cooking, showers, baths, washing and drying clothes and even breathing. The impact of condensation on a property can be widespread and varied, commonly householders will see water beading on the interior of windows and occasionally running down walls, resulting in the deterioration of decorative condition, from stained curtains and damaged fabrics to decay in window frames.
Householders may also report the appearance of moulds on the surface of wallpapers and paints as well as an unpleasant damp smell in poorly ventilated areas.
At its most severe, condensation can damage plaster and timber and if it occurs under suspended floors, can greatly increase the chances of dry or wet rot in floor timbers. There are hundreds of thousands of mould species and appearances vary vastly.
Typically, only around 100 are found in homes.
Tiny spores produced by mould and high numbers of dust mites due to moist conditions can increase the risk of asthma and respiratory conditions in some people.
Regular cleaning of small amounts of mould is vital, but the only lasting way to avoid recurring mould is to eliminate the cause of dampness within the property, and a qualified, experienced surveyor is best placed to identify sources of moisture within the home and set out potential solutions.
Too often, condensation is attributed to the ‘lifestyle’ of residents, with day-to-day activities blamed for on-going issues with damp and mould.
Data-driven approaches
However, as the Housing Ombudsman has set out, a data-driven approach provides the reassurance that remediation is based on accurate diagnostics and will solve the problem safely and effectively.
Instead of relying on traditional ‘snapshot’ surveys, professionals who utilise technology to monitor a property over time can demonstrate how a building actually performs in daily use, not just how it looks on the date of inspection.
Specially designed sensors can be installed at strategic locations around a property to record thermal performance and use of the building as well as tracking temperature and relative humidity.
The information is gathered over a set time period, sometimes over several weeks, and can be analysed by professionals to separate condensation risk from other moisture-related defects, reducing the possibility of misdiagnosis.
The data can also highlight patterns linked to heating, ventilation, occupancy and fabric performance, providing clearer insight into root causes and giving an evidence base to indicate whether problems stem from ‘lifestyle’ activities or structural issues.
Awaab’s Law
In October last year, the implementation of the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, known as Awaab’s Law, saw the introduction of mandatory response times for social landlords to deal with hazards such as damp and mould.
Potential emergency hazards now must be investigated within 24 hours of being reported, with significant hazards examined within 10 working days and a summary report then provided to tenants within three working days.
Following conclusion of the investigation, any safety work should be undertaken within the five working days.
As a national trade body, the PCA fully supports the regulations and recognises the importance of ensuring tenants live in homes that are free from hazards.
However, there is a significant challenge in meeting the timescales, prompting concerns that inexperienced and unqualified operatives could attempt to undertake damp surveys and remediation, resulting in incorrect recommendations, which could exacerbate the risk to tenants’ health and increase costs to housing associations.
Record-keeping helps establish patterns in housing stock and can also confirm if damp and mould is caused by lack of heating, not enough ventilation or too much moisture production.
Typically, monitoring should be conducted over a period of at least two weeks.
Better diagnostics support more proportionate and effective remedial decisions, which in the long run helps avoid unnecessary or inappropriate work and supports the ethos of providing tenants with hazard-free homes that are safe and healthy places to live.
Dampness in a residential property should be investigated swiftly to avoid greater and more costly damage.
Any defect that permits moisture of damp to get into the fabric of a building should be identified and remedied or treated, with further entry of water prevented and the affected area thoroughly dried out.
In circumstances where it is unknown how long a problem has existed it is advisable to seek a detailed inspection from a competent specialist in order to identify any damage to the internal fabric of the building or fungal decay such as wet rot or dry rot.
Rushed remediation could result in further problems down the line, for example recommending ventilation in a property that is already too cold may not be the answer. As experts in protecting the integrity and comfort of domestic buildings, PCA members who specialise in damp and mould work closely with the Association to drive good practice and maintain high standards.
Our members undergo extensive annual audits to provide reassurance that they have applicable expertise and operate in compliance with relevant legislation. They are also required to have qualified specialists on board who have obtained the Ofqual regulated Certificated Surveyor of Timber and Dampness in Buildings (CSTDB). This is a professional level qualification that requires in-depth knowledge of both building construction and structural and joinery timbers, as well as the causes and effects of dampness in buildings and a detailed understanding of legislation and guidance that affects the assessment and treatment of damp and timber problems. The combination of cutting-edge technology with the expertise and experience of property professionals such as PCA members, is the key to unlocking the source of condensation, damp and mould and providing effective solutions for remediation.
About the PCA
The Property Care Association (PCA) is the leading representative organisation for the UK’s building protection industry.
Its skilled and audited membership operates across domestic, commercial and civil sectors in the structural repair, structural waterproofing, wood preservation, damp protection, flood remediation and invasive weed control industries.
Focused on the complete building envelope, their expertise protects the integrity and comfort of domestic buildings in both new build and refurbishment projects, guarding against moisture damage, damp, mould and decay.
Members also deliver cutting edge techniques to protect commercial and civil structures against water penetration and ground gases, as well using the latest scientific methods to tackle invasive weeds, including Japanese Knotweed, across all urban, rural and watercourse environments. Formed more than 90 years ago, the PCA is noted for its training and technical expertise, with knowledge built up over the decades combined with a focus on best practice and innovation forged in partnership with industry, academics, fellow trade associations and professional bodies, as well as local and national government partners. The PCA is currently developing training programmes, guidance documents and other support material to support the government’s 2025 introduction of the Future Homes Standard.
For insight into best practice around the various types of damp, a library of technical documents, guidance notes and best practice outlines is available to view at www.property-care.org.
