Luke Brooks of Limelite discusses the shift driven by Awaab’s Law to focusing on breathable materials and building performance that offers long-term solutions to persistent damp and mould.
Persistent damp and mould is among the most complex and visible challenges facing social landlords. With the introduction of the Social Housing (Regulation) Act and the phased implementation of Awaab’s Law from October 2025, we’ve seen a clear shift in expectations. Providers are no longer judged solely on how quickly they respond to reports, but on whether they deliver effective, lasting solutions that address underlying causes.
For housing management and maintenance teams, this represents a fundamental change in approach. We see the focus moving away from short- term remediation towards interventions that are cost-effective, scalable across large portfolios, and capable of delivering measurable improvements in building performance – without significant disruption to residents.
Across the sector, reports of damp and mould continue to rise, bringing increased scrutiny and tighter regulatory expectations. Alongside compliance pressures, the impact on residents is significant. Poor indoor air quality and prolonged exposure to mould are closely linked to respiratory issues and wider health concerns.
From what we see working with housing providers, many of these challenges stem from the nature of existing housing stock. Older homes, particularly those with solid walls, thermal bridging and limited ventilation, can be especially prone to moisture-related issues. As a result, maintenance teams often find themselves revisiting the same properties, carrying out familiar short-term fixes.
Under the new regulatory landscape, however, this is no longer sustainable. It is not enough to address what is visible; landlords must show they are tackling the conditions that allow damp and mould to persist in the first place.
BEYOND SHORT-TERM FIXES
For years, the sector has relied on surface-level interventions: anti-mould paints, chemical treatments, and upgraded extraction systems. While these can provide temporary relief, they rarely resolve the underlying relationship between moisture, temperature and the building fabric.
At the other end of the scale, more comprehensive retrofit solutions – such as internal or external wall insulation – can deliver meaningful improvements. However, these approaches are not always practical. Cost, complexity, and the potential need for resident decanting can limit their application, particularly across large and varied housing portfolios. This leaves a clear gap between reactive maintenance and full retrofit. Bridging that gap is becoming an increasing priority for housing providers.
RETHINKING THE ROLE OF INTERNAL FINISHES
One area that deserves greater attention is the role of internal wall finishes in managing moisture. Materials that allow buildings to ‘breathe’ can help regulate moisture levels within the structure, reducing the likelihood of condensation and mould forming.
Lime-based plasters are one example of this approach. Compared with conventional gypsum systems, they enable moisture to move more freely through the wall and evaporate rather than becoming trapped. This can be particularly relevant in older properties where impermeable materials have contributed to moisture build-up over time.
Some modern lime formulations also incorporate lightweight aggregates, which can offer modest thermal improvements. By helping to raise internal surface temperatures, they can reduce the conditions in which condensation occurs.
In addition, lime’s naturally alkaline properties create an environment that is less conducive to mould growth, supporting longer-lasting results.
MAKING SOLUTIONS WORK ACROSS LARGE PORTFOLIOS
For any intervention to be viable, it must work at scale. Housing providers need approaches that can be incorporated into planned works, void programmes and cyclical maintenance without creating additional complexity.
Interventions that are relatively straightforward to apply, minimise disruption, and avoid significant changes to room dimensions are particularly valuable. Just as importantly, solutions that reduce the need for repeat visits can help ease pressure on maintenance teams and improve overall service efficiency.
By focusing on how moisture behaves within the building fabric – rather than simply treating surface symptoms – there is a real opportunity to reduce recurring issues and make better use of limited resources.
FROM COMPLIANCE TO CONFIDENCE
Awaab’s Law has reinforced the need for a more proactive, evidence-based approach to damp and mould. In practice, this means demonstrating not only that issues are addressed quickly, but that the solutions implemented are appropriate and effective. Addressing root causes is key. It reflects a broader shift towards preventative asset management and a more informed understanding of how buildings perform over time. And homes that are warmer and drier contribute directly to improved resident wellbeing, while reducing repeat work means less disruption, helping to rebuild trust in housing services.
BUILDING LONG-TERM RESILIENCE INTO MAINTENANCE STRATEGIES
The sector’s challenge is not simply to respond more quickly, but to respond more effectively. That requires a broader view that takes into account building physics, material performance, and the realities of delivering work at scale.
There is no single solution that will suit every property type or portfolio. However, integrating breathable materials, improving thermal performance where possible, and aligning interventions with existing maintenance programmes all form part of a more effective, long-term strategy. As expectations continue to rise, the emphasis must remain on durability, practicality and resident outcomes.
Luke Brooks is senior commercial manager of Packed Products at Limelite