Social HousingDamp & MouldSurveys.
Independent HHSRS-compliant surveys that meet Awaab's Law timeframes and documentation requirements. Trusted by Lincolnshire councils and housing associations.
Meet statutory timeframes — with confidence.
Since October 2025, social landlords must investigate reported damp and mould within 10 working days, with emergency hazards investigated and made safe within 24 hours. Our same-week survey slots and 48-72hr report turnaround mean you stay inside the statutory window.
10-day window
Same-week survey booking to keep you inside the Awaab's Law statutory investigation window.
Written investigation summary
Reports structured to meet Awaab's Law 3-day summary requirement.
Defensible documentation
Evidence pack suitable for Housing Ombudsman or Regulator disclosure.
What's included.
SURVEY DELIVERABLES
- Full HHSRS hazard rating with Category 1 / 2 classification
- Root-cause analysis (not symptom labelling)
- Tenant vulnerability assessment
- Recommended action timeline aligned to Awaab's Law
- Remediation scope and indicative cost
- Photographic evidence and moisture data logs
- Report formatted for Ombudsman and legal use
PORTFOLIO & CONTRACT RATES
Portfolio & contract rates
We work with housing associations and local authorities on ongoing contract rates. Bulk bookings, priority response, and standardised reporting can all be arranged.
VOLUME PRICING
Volume pricing available from 10 surveys per quarter.
The Awaab's Law timeline a social landlord must hit.
Awaab's Law turned best practice into hard deadlines. Miss one and you are exposed to the Housing Ombudsman, the Regulator of Social Housing and the courts. Here is the clock, and where an independent survey keeps you ahead of it.
Hazard reported
The clock starts the moment a tenant reports damp or mould, in any form, written or verbal. Logging that report accurately is the first compliance step, and the point from which every statutory deadline runs.
Investigate
Damp and mould is treated as a 'significant hazard' — the landlord must investigate the reported hazard within 10 working days. An independent HHSRS survey is the cleanest way to evidence a proper investigation, recording the cause, severity and Category rating rather than a surface description.
Written summary to the tenant
A written summary of the investigation findings must reach the tenant within 3 working days of the investigation concluding. Our reports are structured so the findings, cause and recommended action can be shared with the tenant without rewriting.
Emergency hazards made safe
Where a hazard presents a significant and imminent risk to health or safety, it is instead classed as an 'emergency hazard' and must be investigated and made safe within 24 hours. The survey flags emergency-level findings explicitly so they are not missed in a queue.
Repairs begun
Following investigation of a significant hazard, non-emergency repair works must begin within 5 working days — or, if that isn't achievable, be physically started within 12 weeks. The remediation scope and indicative cost in the report let you mobilise works immediately.
Category 1 hazards and why documentation wins.
Damp and mould is the first of the 29 hazards assessed under the Housing Health and Safety Rating System (HHSRS). Every survey we produce scores it as a Category 1 or Category 2 hazard under the Housing Act 2004. A Category 1 rating represents a serious and immediate risk and carries a legal duty to act, which is precisely the threshold an environmental health team or the Housing Ombudsman will test.
For registered providers, the Regulator of Social Housing's consumer standards expect homes to be safe, decent and free from serious hazards, with stock condition evidenced. A consistent, independent HHSRS report across your portfolio is the cleanest way to demonstrate that, both proactively and when a complaint is escalated.
The pattern we see repeatedly is the same: the landlord who can produce a dated, independent survey showing the cause, the rating and the remediation plan is in a vastly stronger position than one relying on contractor notes. Documentation is not bureaucracy here, it is the defence.
WHAT A CATEGORY 1 FINDING TRIGGERS
- A legal duty on the local authority to take enforcement action
- Improvement Notices and, in serious cases, Prohibition Orders
- Housing Ombudsman scrutiny where a complaint is escalated
- Regulator of Social Housing interest in repeated or systemic failures
- A strong evidence base for any tenant disrepair or compensation claim
Clear pricing for Lincolnshire.
Mould Report from £100+VAT. Damp & Mould Survey from £250+VAT. Fixed prices, no hidden extras.
SURVEY.01
Mould Report
Focused mould assessment for homeowners and tenants.
- Visual mould inspection
- Relative humidity levels
- Cause identification
- Written summary report
- HHSRS-compliant written report
- Remediation advice
- Photo documentation
- Moisture readings
- Thermal imaging
- Air quality testing
- Species identification
SURVEY.02
Damp & Mould Survey
HHSRS-compliant inspection with detailed written report.
- Full property inspection
- Relative humidity readings
- Surface moisture levels
- Thermal imaging survey
- Mould species identification
- Root cause analysis
- HHSRS hazard rating
- Photographic evidence
- Remediation recommendations
- Compliance documentation
- Digital report 48-72 hours after survey
- Remedial works if required via LWR
- Moisture mapping
- Air quality testing
- Follow-up consultation
Four promises
in writing.
Hiring a damp surveyor is a trust exercise. Here's what we commit to — every time.
Report Accuracy Guaranteed
If our report misses any material damp or mould issue identifiable at inspection, we'll return and re-inspect free of charge — and refund the survey fee.
Upfront, Published Pricing
£100+VAT for a mould survey. £250+VAT for a comprehensive report. Fixed pricing, no hidden extras, no surprises.
48-72 Hour Report Turnaround
Your written, HHSRS-compliant report delivered within 48-72 hours of inspection — or 24 hours urgent on request.
LWR Group Workmanship Warranty
If you choose our sister company LWR Group for remediation, the work is backed by a written workmanship guarantee.
Social housing mould, answered.
Report it to your landlord or housing association in writing straight away and keep a dated record with photographs. Under Awaab's Law, social landlords in England must investigate a damp and mould report within 10 working days — or within 24 hours if it poses an immediate risk to health, in which case it must also be made safe within that 24-hour window. An independent HHSRS survey strengthens your case if the landlord is slow to act.
In almost all social and private rental cases, yes. Where mould is caused by disrepair, a structural defect or inadequate ventilation, it is the landlord's responsibility under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. Tenants are only responsible for reasonable everyday ventilation.
Housing disrepair settlements for damp and mould typically range from around £1,000 to £15,000 depending on severity, length of exposure, damage to belongings and any health impact, with serious cases reaching more. An independent HHSRS-compliant survey documenting the cause and severity is the strongest supporting evidence.
No. Reporting damp or mould is a protected action. Retaliatory eviction protections and the direction of the Renters' Rights Act 2025 mean a landlord cannot lawfully evict a tenant simply for raising a legitimate disrepair complaint. Always report issues in writing so there is a clear record.
Under Awaab's Law, in force for social housing in England from October 2025: investigate a significant hazard (which includes damp and mould) within 10 working days, or investigate and make safe within 24 hours where there is an immediate risk to health (an 'emergency hazard'). Following investigation, repair work on a significant hazard must begin within 5 working days, or be physically started within 12 weeks if that isn't achievable. Our reports are written to satisfy the evidence standard the Housing Ombudsman expects.
Yes. We carry out HHSRS-compliant damp and mould surveys across portfolios for housing associations and local authorities throughout Lincolnshire, with consistent reporting and bulk pricing. Get in touch with your stock numbers and locations for a quote.
Social Housing Reading
Compliance & Awaab's Law Guides
Damp & Mould Guide
Awaab's Law: What Landlords Need to Know in 2026
New legislation means landlords face strict deadlines and heavy fines for failing to address damp and mould. Here's what you need to know.
Read guide
Damp & Mould Guide
HHSRS Explained: The Housing Health & Safety Rating System for UK Landlords (2026)
A plain-English guide to HHSRS — the 29 hazards, Category 1 vs Category 2 ratings, enforcement powers, and how it interacts with Awaab's Law.
Read guide
Damp & Mould Guide
Is Mould the Landlord's Responsibility? UK Law in 2026
Section 11, the Homes (Fitness for Human Habitation) Act, HHSRS and Awaab's Law — who's actually liable for mould, when, and how to prove fault.
Read guide
Damp & Mould Guide
The True Cost of Ignoring Mould — A Landlord's Guide
Fines, tenant claims, void periods, and structural damage. We break down the real financial consequences of letting damp and mould go untreated.
Read guide
Damp & Mould Guide
Rising vs Penetrating vs Condensation Damp — How to Tell the Difference
The three main causes of damp in UK homes look similar but require completely different treatments. Learn how to spot each one.
Read guide
Damp & Mould Guide
Black Mould: The Complete UK Guide to Identifying, Removing & Preventing It
What black mould actually is, why it appears, how to remove it safely from walls, ceilings, silicone and fabric, and when DIY isn't enough.
Read guide