Property Preservation Solutions for Housing Associations, Local Authorities and Social Housing Providers

At Peter Cox, we understand the challenges and complexities that social housing providers, housing associations, and local authorities face in delivering safe, healthy homes for tenants. With decades of experience in the public housing sector, we provide specialist damp surveys, mould cleans and preservation treatments that combine compliance, safety, and tenant care.

Our reliable, cost-effective solutions prioritise tenant well-being while ensuring your properties meet the highest standards in line with government guidelines and legislation. With a proven track record and a commitment to long-term solutions, Peter Cox is the trusted choice for protecting your properties and your tenants.

Damp and mould are very common problems that tenants face, which can cause further issues such as damp patches on walls and ceilings, peeling decorations, rotten timber, black mould growth and ultimately unhealthy living conditions. A damp and mouldy home can cause respiratory issues for occupants such as coughing, wheezing, and shortness of breath. To get rid of damp walls and mould growth, it is important to fully understand the source of the problem. A damp survey should be carried out by a qualified and professional surveyor, with experience working with tenants and social housing providers.

Damp problems can be identified anywhere in a home, from damp tidemarks along skirting boards at ground level, to mouldy bathroom and bedroom walls, to damp patches on ceilings. This is because there are a number of different types of damp that affect homes, and the extent of the problem will vary from property to property. The first step is to understand the source of the issue by identifying the telltale signs of rising damp, penetrating damp and condensation.

Damp problems are far easier to prevent than to remedy once they take hold. Spotting the early signs and acting quickly is the most effective way to limit damage and prevent further structural issues. This is why it is so important to use a reputable company with the appropriate expertise to properly diagnose damp and mould.

Peter Cox have a number of CSRT and CSTDB qualified surveyors who can carry out a thorough inspection of your social housing properties, providing you with a detailed explanation of their findings, backed by evidence found on site. This will be laid out clearly in a survey report, along with any recommendations for treatment, if necessary. We partner with housing associations and local authorities to deliver cost-effective, long-lasting solutions, while prioritising compliance, safety, and tenant care.

Housing health and safety rating system (HHSRS) has provided guidance for landlords and property-related professionals for decades and dictates that all dwellings should be free of hazards, and by tackling these 29 identified hazards it will make housing healthier and safer to live in. Damp and mould growth are identified as ‘Hazard Group A (Category One),’ with this category covering threats to health associated with increased prevalence of house dust mites and mould or fungal growths resulting from dampness and high humidity. It also includes threats to mental health and social well-being which may be caused by living with the presence of damp, damp staining and mould growth.
 
All landlords, social, private or the agents acting on their behalf, have to ensure their properties are fit for human habitation from the start of the tenancy and throughout its duration.

The English Housing Ombudsman Service report into damp and mould published in October 2021 further emphasised the landlords responsibilities for addressing these issues in a timely manner in collaboration with the tenant. The Housing Ombudsman provided 26 recommendations for landlords, including “The word ‘lifestyle’, as a consequence of limited choices, should be banished” from use when describing the reasons for condensation issues.

Some key recommendations in the English Housing Ombudsman report include:

Government Guidance on the health risks of damp and mould in the home (2023) is aimed at various housing providers, including social landlords and is an amalgamation of relevant housing documents with the guidance highlighting “the serious risks that damp and mould can pose to tenants’ health, the imperative to respond quickly, and the practical steps that should be taken both to address damp and mould and prevent them.”

This guidance was produced in response to concerns raised by the Coroner following an inquest into Awaab Ishak’s death in December 2020 from a severe respiratory infection caused by prolonged exposure to damp and mould in his home. The coroner was concerned that ‘there was no evidence that up-to-date relevant health information pertaining to the risks of damp and mould was easily accessible to the housing sector’.

After the tragic death of Awaab Ishak in December 2020 from a severe respiratory infection caused by prolonged exposure to damp and mould in his home, the Government introduced the Social Housing (Regulation) Act 2023. These changes to the regulatory and oversight regime are substantial and have far reaching implications for social housing providers.

The Act was aimed at improving standards in the social housing sector by giving tenants more power and being able to hold landlords accountable. Awaab’s law established specific timeframes for social housing providers in England to respond to hazards, such as mould and damp.

The Housing Ombudsman has enhanced powers and the Regulator of Social Housing can now conduct inspections of social housing providers, issue unlimited fines for non-compliance and demand performance improvement plans. As of 30th September 2025 notice was given that managers will be required to hold an Ofqual regulated qualification equivalent to a level 4 or 5 certificate or diploma in housing or a foundation degree from the Chartered Institute of Housing by October 2026 under the Competence and Conduct Standard.

Awaab’s Law came into force on 27th October 2025 and from this point social landlords must address all emergency hazards within specific fixed timeframes, which includes ‘damp and mould that are having a material impact on the tenant’s health.’

Landlords must investigate emergency hazards, such as damp and mould within 24 hours of becoming aware of the hazard. The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day. Hazards can be raised during routine inspections, during investigation into another hazard, being notified by a third party, a regulator or by the tenant raising the problem themselves.

The social landlord must ensure an investigation is conducted by a competent person, and ‘should use properly qualified specialists to investigate where relevant’. If the social landlord is unable to complete the relevant safety work within the initial remediation period (24 hours for an emergency hazard), they must secure the provision of suitable alternative accommodation for the tenant at the landlord’s expense, until the relevant safety work has been completed.

The law makes these timeframes a part of tenancy agreements, whether existing or new. This means that landlords must comply with all requirements, or face legal action for breach of contract. Awaab’s Law makes clear that social landlords need to take proactive responsibility for the health of their properties and tenants, meaning property inspections, regular maintenance and reactive responses to hazards must take place.

In practice, Awaab’s Law means that social housing providers must engage the services of a competent person, who is a properly qualified specialist, to investigate emergency hazards (such as mould and damp) and significant hazards. This law reaffirms tenants’ rights to escalate non-compliance directly to the Housing Ombudsman, while if issues are not dealt with in the specific time frames, social housing providers may face legal action for breach of contract.

Once a problem has been identified the social landlord must be reactive and provide emergency repairs within 24 hours, or 10 days for significant hazards, as categorised in HHSRS. The Government is starting with mould and damp, then slowly bringing in the other 28 hazard categories of HHSRS under the requirements for action, through 2026 and 2027. If the relevant safety work cannot be completed within specified time frames, suitable alternative accommodation for the household must be provided.

Because damp and mould are listed as a ‘category 1’ health or safety hazard, social landlords must meet their legal duties to keep homes safe by fixing disrepair, and keeping homes fit for human habitation. This means that working with trusted partners to provide detailed investigations in the form of damp surveys, and reactive treatments for damp and mould problems is imperative.

Peter Cox are here to help provide specialist solutions for damp and mould problems. We have a long and successful partnership with numerous social housing bodies and local authorities across the country, offering specialist surveys, accurate diagnosis and expert treatments tailored specifically for the property in question.

We partner with housing associations and local authorities to deliver cost-effective, long-lasting solutions for property maintenance, while making sure you meet the requirements outlined in Awaab’s Law.

Peter Cox can work with you to offer a reactive service for ‘category 1’ health or safety hazards such as damp and mould problems. Working with our sister companies as part of Rentokil Initial, we can provide reactive mould cleans from Rentokil Specialist Hygiene, and repairs for associated building defects carried out by DCUK, while Peter Cox can provide you with damp and condensation surveys, and specialist damp proofing treatments.

• Step one: A potential hazard is identified by a tenant, during a routine inspection or by a third party. Rentokil Specialist Hygiene offer a rapid and reactive mould cleaning service to remove black spot mould from the property
  
  
• Step two: A damp survey is carried out by an experienced and qualified Peter Cox surveyor to fully understand the damp problem affecting the property
  
  
• Step three: You will receive a detailed survey report outlining the findings, along with requirements for damp proofing and remedial repairs to prevent any issues found. This may include repairs for building defects causing problems, such as penetrating damp.
  
  
• Step four: A maintenance team from DCUK can then carry out repairs for any building defects, such as damaged gutters, roof coverings and defective window or door frames.

Peter Cox are not only experts in damp, condensation and mould, but we can also provide you with timber repairs for fungal decay and woodworm issues, and structural repairs for problems such as wall tie failure and damaged lintels. It is very common for damp problems to lead to further property damage, hence why it is important for a specialist to carry out a thorough survey of a property to identify any potential issues before they get worse. 

We work with social housing providers across the country on a number of projects every year, including both reactive one off repairs and work as part of a tender for regular on-going maintenance.

The guidance social housing providers must follow makes it clear that all social landlords should consult with qualified professionals including damp surveyors that have CSRT and CSTDB qualifications. They can be used to assist landlords in identifying the root causes of damp in a property and safely remove and remediate damp and mould problems.

Our accredited teams follow strict H&S protocols, including detailed risk assessments which are designed to minimise disruption and keep tenants safe. We have the necessary contract management skills in place, together with an independently accredited health and safety regime that includes rigorous training for our surveyors and technicians, who carry CSCS cards.

We conduct comprehensive risk assessments, adhere to all government guidelines, and use appropriate personal protective equipment (PPE) and respiratory protective equipment (RPE) to ensure the safety of our team and our customers.

All Peter Cox surveyors and technicians are fully trained in safe working practices, while our treatment fluids are HSE registered as well as being generally odourless and non-flammable.

We know that many projects take place in occupied properties. Our tenant-focused approach prioritises:

• Clear communication during the survey process, and before and during works
• Respectful treatment of tenants’ homes
• Minimised disruption to daily life

Our technicians are equipped with vacuums, floor coverings and dust sheets to protect homes and to keep dust and debris to a minimum. We also provide our technicians with Hilti dust extraction units which help remove airborne dust from the atmosphere around our work and will reduce the amount of dust settling. This commitment helps social housing providers and housing associations maintain positive tenant relationships while essential works are carried out.

Peter Cox has extensive experience delivering ongoing maintenance contracts through bids and tenders for public and social housing projects. We understand the demands of competitive tendering, cost-efficiency, and accountability, ensuring we deliver value-driven solutions that meet contractual obligations.

If you have a project which you would like us to be involved in, get in touch and we can work on a proposal.

We ensure all work meets the latest building regulations, housing standards, and compliance frameworks. Our in-depth knowledge gives providers confidence that properties remain safe and legally compliant, with long term solutions.

We help social housing providers develop and enhance their knowledge and understanding of a range of property preservation topics written by our trained and qualified team of expert presenters. This assists compliance with the English Housing Ombudsman's Report of October 2021, Recommendations 15 and 16.

We cover issues such as damp and condensation, providing key learning on the first signs to identify a problem, and how issues can be addressed. We provide regular virtual CPD webinars and can undertake face to face training sessions designed specifically for Local Authorities and social housing providers