Damp and mould claims in social housing

Persistent damp and mould should not be treated as a minor decorative issue or automatically attributed to a tenant’s lifestyle. Black mould, musty smells, wet walls and recurring condensation can point to defects that require proper investigation and lasting repair.

ASL Solicitors helps eligible tenants pursue claims where a council or housing association has failed to address damp and mould after being notified. We act against social landlords, but not private landlords.

Get In Touch

Affinity Seven Law Solicitors

4.5

Based on 319 reviews

4.6

516 client reviews

Finding the underlying cause of damp and mould

Damp and mould can result from water penetrating through roofs or external walls, leaking pipework, defective gutters, failed damp-proofing, inadequate insulation, cold bridging, broken extractor fans or poor ventilation. Cleaning the surface may remove visible growth for a short period, but it will not cure a building defect that continues to produce moisture.

A well-supported claim concentrates on the root cause, the landlord’s knowledge and the consequences for the household. Evidence may include dated photographs, humidity or temperature readings, damaged belongings, repair reports, survey findings and medical records showing respiratory, allergic or skin symptoms.

Awaab’s Law and other damp and mould duties

Since 27 October 2025, Awaab’s Law has required social landlords in England to investigate a potential significant damp and mould hazard within 10 working days of becoming aware of it. Where a significant hazard is confirmed, the landlord must normally make the property safe within five working days, provide a written summary within three working days and begin steps towards work that prevents the problem returning. Emergency hazards must be investigated and made safe within 24 hours.

These requirements operate alongside sections 9A, 10 and 11 of the Landlord and Tenant Act 1985, the Housing Act 2004 hazard framework and any repair duties in the tenancy agreement. Government guidance states that landlords should not assume damp is caused by lifestyle without carrying out a proper investigation. A breach may support a claim for remedial work and compensation.

Awaab’s Law and other damp and mould duties

How we investigate a damp and mould claim

Visible mould is only one part of the evidence. We work to establish why it developed, why it returned and why the condition was allowed to continue.

1. Record the affected areas: We review photographs and videos showing the rooms, walls, ceilings, windows, belongings and how the condition has changed over time.

2. Check reports and responses: We identify when the issue was reported, whether it was considered under Awaab’s Law and what inspections, mould washes or repairs followed.

3. Consider vulnerability: Children, older people and people with respiratory, immune or skin conditions may face greater risk, affecting urgency and evidence needs.

4. Arrange a survey where needed: A building expert may assess moisture sources, ventilation, insulation, leaks and the work required to prevent recurrence.

5. Seek a lasting remedy: We pursue work that addresses the cause rather than only cleaning the surface, together with suitable drying and replacement measures where justified.

6. Assess the losses: We consider loss of use, inconvenience, damaged belongings, additional expenses and health effects supported by appropriate medical evidence.

Do I need a solicitor for a damp and mould claim?

Tenants can report damp and use the landlord’s complaint procedure without legal representation. The difficulty in a claim is often proving causation. A landlord may say the problem results from heating or ventilation choices, while the evidence may instead point to defective insulation, leaking pipework or an inadequate ventilation system.

We can arrange and test expert evidence, apply Awaab’s Law alongside wider repair and fitness duties and present the medical and financial consequences in a legally structured way. This can be especially important where mould keeps returning after treatment or vulnerable people live in the property.

Frequently Asked Questions

Potentially. Condensation is not always disrepair, but a claim may be available where defective insulation, heating, ventilation, windows or water ingress causes or materially contributes to persistent damp and mould.

A social landlord must investigate a potential significant damp and mould hazard within 10 working days, provide the required written findings within three working days and normally make the property safe within five working days after the investigation. Emergency hazards are subject to a 24-hour deadline.

A mould wash may form part of the response, but it can be inadequate where the landlord does not identify and repair the source of moisture. Repeated mould growth often indicates that the underlying cause remains.

Take dated wide-angle and close-up photographs of every affected area. Repeat them over time and record damaged possessions, peeling finishes, staining and any visible leak or ventilation defects.

Yes, where medical evidence shows that the conditions caused or worsened illness or injury. The medical and housing evidence must establish the link on the balance of probabilities.

Health and safety takes priority. Photograph the items and keep receipts or replacement evidence before disposal, but do not retain contaminated belongings where doing so creates a risk.

Normal household activities create moisture, but government guidance says landlords should not rely on assumptions about lifestyle instead of investigating. The building, insulation, heating and ventilation must all be considered.

Awaab’s Law may require the social landlord to arrange suitable alternative accommodation at its own cost where necessary safety work cannot be completed within the statutory timeframe.

Why choose ASL Solicitors?

Damp and mould claims require careful attention to the building defect, the landlord’s response and the people exposed to the conditions.

Root-cause assessment

We look beyond visible mould to leaks, insulation, ventilation and structural sources of moisture.

Awaab’s Law knowledge

We assess whether the landlord met the investigation, safety work and communication deadlines.

Health evidence considered

We review medical records and household vulnerability where damp has affected health or wellbeing.

Practical evidence guidance

We explain how to document recurring mould, damaged possessions and incomplete repair work.

Contact Our Solicitors

What Our Clients Say – Testimonials & Reviews

Our commitment to excellence is reflected in the hundreds of 5-star reviews we’ve received on Google and ReviewSolicitors, showcasing the trust and satisfaction of our valued clients.

Affinity Seven Law Solicitors

4.5

Based on 319 reviews

review us on

Vats S.

2 months ago

⭐⭐⭐⭐⭐ I had an excellent experience from start to finish. The team was professional, responsive, and kept me informed throughout the entire process. Everything was handled efficiently, and the payment was processed promptly as promised. Their customer service was outstanding, making what could have been a stressful situation much easier to deal with. I really appreciated their transparency, communication, and attention to detail. I would highly recommend their services to anyone looking for a reliable and trustworthy company. Thank you for all your help and support.

Mesha O.

2 months ago

Alisha & Sania at ASL have been amazing throughout this full process !!! Really appreciate the efforts and time they put into this process for myself & my partner.

So polite and professional throughout. I couldn’t recommend enough.

Salah

2 months ago

I recently used Alisha's services to handle the sale of a commercial property and I couldn't be more pleased with the experience. Throughout the entire process, Alisha was highly efficient and kept everything moving at a great pace. Communication was excellent — I was always kept in the loop and never left wondering what was happening next. It's clear she knows her field well, and her professionalism made what can be a stressful process feel straightforward and hassle-free. I would highly recommend Alisha to anyone in need of a conveyancing solicitor.

Esha A.

4 months ago

I recently had the pleasure of working with Alisha and Sania for the conveyancing of my first home and I am very pleased with the service I received. From start to finish their service was exceptional. They made the whole process smooth and efficient. I would highly recommend Alisha and Sania to anyone in need of a reliable conveyancing solicitor. They exceed all expectations and ensure that completion is done on time. Thank you once again for all your help.

Abdus S.

4 months ago

I used ASL Solicitors for the first time for conveyancing on an auction purchase with a strict deadline.

I initially went with a firm I’ve always used, but due to how slow they were and fearing I would lose out on the property, I decided to switch. ASL stepped in, took over the file, and completed everything on time with great efficiency.

This was my first experience with them, and I’ve already recommended them to friends and family who are equally impressed with their quick, professional service. Highly recommended.

Abbas H.

6 months ago

I had an excellent experience with Affinity Seven Law Solicitors, especially Alisha Saleem. From start to finish, the service was professional, efficient, and very supportive.
The whole process was handled smoothly, and I was kept informed at every stage. Alisha was always helpful, responsive, and guided me clearly through everything.
Thanks to their hard work, I have now received the keys to my new home and I am extremely happy. I highly recommend their services to anyone looking for a reliable and professional solicitor.
Thank you again for all your help!
— Abbas

Kiran I.

6 months ago

I had an excellent experience with Alisha and Sania throughout the purchase of my house. They were professional, thorough, and incredibly responsive at every stage of the process. Everything was explained clearly, deadlines were met, and I felt fully supported from start to finish. Their attention to detail and calm, reassuring manner made what could have been a stressful process feel straightforward.
I can’t thank Alisha and Sania enough for the outstanding service throughout the whole process. They were always approachable, patient, and quick to respond to any questions I had. The whole process was handled efficiently and with great care, which gave me real peace of mind. I felt genuinely supported throughout and would happily recommend them to anyone buying a property.

Kafeel A.

6 months ago

I had an excellent experience with the conveyancing of my first house. The process was smooth, efficient, and stress-free. Special thanks to Alisha ☺️for handling my file so professionally, and sincere appreciation to Waqar🙌, who was outstanding throughout—answering all my questions and keeping me informed at every step of the process with great care and professionalism. 💯 satisfied with the service and highly recommend🫶.

Hajrah S.

7 months ago

Alisha was absolutely fantastic to work with. She went above and beyond to ensure everything was completed quickly and efficiently, even with the challenges of the Christmas holiday period. Her communication was clear, her professionalism outstanding, and she made the entire process smooth and stress free. We truly appreciated her dedication to meeting our fast completion date and wouldn’t hesitate to recommend her to anyone.

amjad parvez B.

7 months ago

Just completed our house purchase on time. It was a complicated process as we bought without an estate agent, but the team handled it brilliantly. I want to give a special thanks to Alisha Saleem and Sania Saleem for their hard work and constant cooperation throughout a very hectic few months. Highly recommended."

Isha B.

8 months ago

I recently entrusted Affinity SLS with the conveyancing of my property, and the calibre of service I received was nothing short of exceptional. From the outset, the team demonstrated remarkable professionalism, meticulous attention to detail, and an unwavering commitment to ensuring a seamless transaction.
I must extend my deepest gratitude to Zainab, Ghaffar, and Waqar, whose expertise and dedication truly set the firm apart. Communication was consistently clear, timely, and reassuring, transforming what is often a stressful process into an experience marked by confidence and clarity. Each of them took the time to explain every step with precision and patience, ensuring I felt fully informed and supported throughout.
Their proactive approach, coupled with their genuine care for my best interests, made all the difference. It is rare to encounter a team that combines such high level competence with warmth, approachability, and integrity.
I would wholeheartedly and without hesitation recommend Affinity Seven Law Solicitors to anyone seeking conveyancing services. Thanks to the exemplary efforts of Zainab, Ghaffar, and Waqar, my experience was exceptional from beginning to end.

Jonathan E.

9 months ago

Many thanks to ASL Solicitors in general and Zainab Ahmed in particular for the work on our recent property sale. She was supportive and guided us through a stressful time. Would happily recommend and would use them again.

Janan K.

9 months ago

I recently got in contact with Alisha from ASL Solicitors after some positive feedback from a friend for my house purchase, and I couldn’t be more pleased with the service I received. Throughout the entire process, she was professional, responsive, and kept me informed every step of the way. Buying a home can be stressful, but Alisha made everything simple and hassle-free. All my queries were answered promptly and clearly. I would highly recommend Alisha and ASL Solicitors to anyone looking for a dependable and efficient service. Thank you so much!

Emmanuel A

9 months ago

Review for Zainab Ahmed (Conveyancing Solicitor)
Zainab was an absolute pleasure to work with—warm, responsive, and genuinely committed to getting the job done. Despite delays from the seller’s side, she stayed on top of the process and ensured we completed on time, helping me avoid additional fees. Her dedication and calm professionalism made a stressful process much smoother. Highly recommended.

Shaila S.

9 months ago

I had a very positive experience with ASL. They took the time to explain the process and quote thoroughly before I decided to proceed, which gave me a lot of confidence. Zainab, who handled my case, was fantastic—always helpful, responsive, and efficient.

Holly W.

10 months ago

Zainab was amazing from start to finish! My husband and I didn’t plan on purchasing so soon, but circumstances changed. Zainab was very efficient, communication was prompt (despite frequent delays and lack of communication from the seller’s solicitors) and all things considered, it was much quicker and easier than we expected. Thank you for all your help. Would definitely recommend.

Imran K.

11 months ago

I had the pleasure of having Pauline Cadman work my family case and I honestly could not recommend her more! She made me feel at total ease and she worked absolute wonders for me, she seemed more like a good friend than a solicitor and I felt she had my best interest at heart and made me feel like we could achieve everything I needed from my case. Super amazing woman

Ahmed

12 months ago

Alisha Saleem and Sania Saleem were excellent. I used ASL for the sale of my house. Fast service. Alisha and Sania were always very quick to respond and always very helpful when I reached out to them. I would definitely recommend!

Saeem A.

1 year ago

If you’re looking to buy a house, I highly recommend ASL. Waqar was incredibly quick to take action and respond. The first solicitor I was dealing with had completely messed up my conveyancing, but thankfully Waqar at ASL stepped in at the final stage, sorted everything out swiftly, and got the job done. Thanks to him, we had the keys in our hands in no time. I’m truly grateful for his efficiency and professionalism in fixing the mess left by the previous solicitor. Thank you, Waqar!

Michael G.

1 year ago

ASL have now dealt with two flat sales for my family. Both had different complexities and they, specifically Zainab Ahmed, dealt with issues fantastically.

Zainab was efficient, easy to communicate with and solved all issues we had during the sales. She also gave sound advice along the way.

Overall a fantastic service at a reasonable price. I would certainly use them again in the future, for future conveyancing needs.

Thanks ASL and Zainab 👍🏻

Samiul M.

1 year ago

Alisha dealt with my first home purchase and I found her to be exceptionally professional, knowledgeable, and responsive throughout the entire process. She handled my case with care, clarity, and efficiency, always keeping me informed and ensuring I understood each step. Her attention to detail and dedication gave me confidence and peace of mind, especially during complex moments.

What stood out most was her genuine commitment to achieving the best outcome, coupled with a friendly and approachable manner. I highly recommend Alisha for anyone seeking reliable and expert legal advice. Thank you for making my house purchase as smooth as possible, you are a credit to your firm and I wish you well. I will definitely be coming back to you for my second purchase very soon.

Wasif S.

1 year ago

I had the pleasure of working with Alisha at Affinity Seven Law, and I couldn't be more impressed with her professionalism, knowledge, and dedication. From our first conversation, Alisha demonstrated a deep understanding of the legal process for our new build and shared ownership property and took her time to explain everything clearly and patiently. She was always prompt in her responses and ensured that I felt supported and informed at every stage. Her attention to detail and genuine care for her clients made a real difference. I highly recommend Alisha to anyone seeking trustworthy and competent legal representation.

Mahbub A.

1 year ago

Alisha was very friendly and always answered any questions I had which made the whole process much easier and smoother.
Perfect firm with perfect service from their staff that have given me a fantastic customer experience.
Will definitely come back if I need anything else and would recommend everyone to trust in them !

Junaid H.

1 year ago

From our very first phone call to the completion of both our house sale and the purchase of a new property, Alisha Saleem was absolutely phenomenal.

It was an incredibly stressful time for us, but Alisha was always available to answer our questions and explain everything thoroughly and professionally.

I highly recommend Affinity Seven Law Solicitors—the service was outstanding, fairly priced, and everything was completed within a tight deadline. Thank you Alisha 🙂

Shamia G.

1 year ago

The service at ASL was amazing they handled everything so well and any problems were taken care of straight away.. would 100% recommend ASL
The process of buying a house was so easy with minimal stress
Alisha was amazing throughout the process she was absolutely fantastic.. thank you once again

Fatima B.

1 year ago

Fast, prompt and efficient. Zainab has been fantastic with handling the legal side of purchasing a house. As a first time buyer, it can be difficult to navigate but she has made the process easy and takes her time to explain things.

ashok N.

1 year ago

Used them for conveyancing , Luke was just amazing. very professional and keeping me up to date with all developments.
Completed the sale in agreed time with no issues.

Great bunch of team.

Paul H.

1 year ago

Zainab was a pleasure to deal with and kept me up to date during the process .

Theos E.

1 year ago

Recently used ASL to purchase a BTL and highly recommend. App was easy to use for quick uploads of documents. Zainab and her communication/updates were excellent. Thorough checks were made.
Fees were on the higher side but worth every penny for speed and efficiency. Would definitely use their services again.

Najab D.

1 year ago

Where do I begin. I had the pleasure of having Alisha Saleem as my conveyancer for selling my property and purchasing my onward property. Alisha went above and beyond to meet our deadline. The communication skills are outstanding. The quality of work always exceeding my expectations. I would definitely recommend her to everyone. A big thank you to Alisha for all her hard work

Z A.

1 year ago

If I could give 10 stars I certainly would! I’m not easily pleased but the service received from ASL in particular Alisha Saleem has been fantastic. She has been helping me on a few buy to let’s doing all the necessary legals. Compared to the other solicitors I have used particularly in the Wilmslow area they are so much quicker and efficient. Thank you so much will definitely be using ASL again.

Wahab S.

1 year ago

I recently had the pleasure of working with Affinity Seven Law Solicitors, and I can't recommend them highly enough—especially Alisha, who was absolutely fantastic throughout the entire process.

As this was my first investment property purchase through a company, I had a lot of questions and needed clear, expert guidance. Alisha was incredibly knowledgeable, responsive, and proactive, ensuring that every step was handled smoothly and efficiently. She kept me informed at all times, explained complex legal matters in a straightforward manner, and made what could have been a stressful experience feel seamless.

Her professionalism, attention to detail, and dedication to client satisfaction truly set her apart. I wouldn’t hesitate to use Affinity Seven Law again for future property transactions, and I highly recommend Alisha to anyone in need of a top-tier solicitor.

Thank you, Alisha, for making this experience so positive!

Asia J.

1 year ago

A HUGE thank you to the team!

Super reliable, fast and efficient!

I was able to purchase my First home with such an amazing team to help us get through the process with ease.

Alisha was fast to answer any questions, making the whole process really smooth.

Definitely recommend you to everyone!

Thank you all once again!

Mohammad S.

2 years ago

I recently had the pleasure of working with Alisha from ASL Solicitors for the conveyancing of my new property, and I couldn’t be more pleased with the service I received.

From start to finish, Alisha was professional, efficient, and incredibly knowledgeable. They kept me informed every step of the way, ensuring I understood the process and addressing any questions I had promptly and thoroughly. I especially appreciated their attention to detail and proactive approach in handling any issues that arose, which made the entire process smooth and stress-free.

Their communication was exceptional — clear, timely, and always with a focus on making sure I was comfortable with each decision. Alisha was always available to offer advice, and I felt confident that my property purchase was in safe hands.

I highly recommend Alisha and ASL Solicitors to anyone looking for reliable, expert conveyancing services. I will definitely return for any future property needs!

Sayma F.

2 years ago

I have brought my dream home using ASL Solicitors they have done a fantastic job. they were super fast, I am very pleased and impressed with their service they have friendly & helpful staff always willing to assist. Very pleased with the service I received from Alisha she has done a great job in handling complicated property matters, worked very hard and super fast. It was all done in time faster than expected, I have to say I received the best service from her she was always communicating well. I would like to thank everyone at ASL solicitors and thank Alisha for her excellent work, professionalism, kindness and understanding. I truly appreciated all your support & efforts. I would definitely use ASL solicitors again in the future. I would highly recommend ASL Solicitors. Once again many thanks Alisha for everything, I have received a great service from you, you were brilliant.

Our Google Reviews

ReviewSolicitors