Social HousingDamp & MouldSurveys.
Independent HHSRS-compliant surveys that meet Awaab's Law timeframes and documentation requirements, for social landlords and housing associations across Lincolnshire.
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 reports usually within 3 working days 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 help you meet Awaab's Law's 3-working-day summary requirement.
Written evidence
Photos, readings, hazard rating and a dated schedule of works, ready to share with your complaints team.
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
- Photographic evidence and moisture readings, where conditions allow
- Report you can share with complaints and legal teams
SEVERAL PROPERTIES
Several properties?
We offer HHSRS-compliant surveys for housing associations and local authorities across Lincolnshire, with standardised reporting across your properties.
BOOKING TOGETHER
Several properties? Ask us about booking them together.
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, safety work must be completed within 5 working days of the investigation. The remediation scope in the report lets 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 assessment (no laboratory testing)
- Humidity readings (where conditions allow)
- Cause identification
- Written summary report
- HHSRS-compliant written report
- Remediation advice
- Photo documentation
- A phone call to talk the report through
- Moisture readings
- Thermal imaging
SURVEY.02
Damp & Mould Survey
HHSRS-compliant inspection with detailed written report.
- Inspection of accessible rooms and the outside
- Humidity and moisture readings, where conditions allow
- Thermal imaging, where relevant
- Visual mould assessment (no laboratory testing)
- Root cause analysis
- HHSRS hazard rating
- Photographic evidence
- Remediation recommendations
- Detailed written report
- Digital report, usually within 3 working days
- Remedial works if required via LWR
- A phone call to talk the report through
- Moisture mapping
Four things
you can expect.
Hiring a damp surveyor is a trust exercise. Here's what we commit to, every time.
Clear Findings
Every report states what was inspected and what wasn't, so you know exactly what the diagnosis does and doesn't cover.
Upfront, Published Pricing
£100+VAT for a mould survey. £250+VAT for a comprehensive report. Fixed pricing, no hidden extras, no surprises.
Report Usually Within 3 Working Days
Your written, HHSRS-compliant report is usually delivered within 3 working days of inspection.
LWR Group Workmanship Guarantee
If you choose our sister company LWR Group for remediation, the work is backed by LWR Group's 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, give the tenant a written summary within 3 working days of the investigation, and complete safety work within 5 working days of the investigation. Emergency hazards must be investigated and made safe within 24 hours.
Yes, we can survey several properties for you, with HHSRS-compliant reports and consistent formatting across the portfolio. 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
Awaab's Law sets strict deadlines for social landlords. Here's what it means for private landlords now, and what it doesn't yet.
Read guide
Damp & Mould Guide
HHSRS Explained: The Housing Health & Safety Rating System for UK Landlords (2026)
A plain-English guide to HHSRS: the 21 hazards (29 until June 2026), Category 1 vs Category 2, enforcement powers, and how it works 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