Why Older Houses Struggle With Damp (and What Can Help)
Landlords and social housing providers are duty bound to provide a safe and comfortable property for their tenants. This has come into increasing focus since October 2025 with the introduction of Awaab’s Law, which addresses the landlord’s duty to react in a timely fashion to issues with damp and mould. The most common cause of housing disrepair issues is damp. It can have serious health impacts and can also cause safety issues in a property as well as being uncomfortable to live with.
Damp is more prevalent in older properties, although it is not exclusive to older properties. Nevertheless, one of the duties included in the new Awaab’s Law legislation is that landlords have to be proactive in identifying and preventing potential issues with damp and mould in certain properties, and hence it is important that landlords understand how damp develops and what they can do to prevent it or remove it. This is particularly relevant if the landlord has older properties within their portfolio of responsibility. Period properties are more susceptible to damp and mould, which can lead to a number of hazards and management issues for the landlord.
The popularity of older properties in the rental sector
Older properties enjoy history, charm and timeless architecture which make them attractive to a buyer, but they are particularly popular for landlords and in social housing because they are:
Cheaper to buy as there is less demand
Usually larger with more rooms and can therefore accommodate more paying tenants per property
Easier to reconfigure or refurbish to maximise tenant space
Often situated in popular rental locations with a readymade tenant market
Common causes of damp in older properties
The flipside of the popularity of older properties in the rental sector is that they can pose more maintenance and repair issues, and a specific issue can be damp and mould. This can occur through:
Rising damp – Moisture rising from ground level through older building materials that have deteriorated and become porous, or where cracks have developed. Older properties often won’t have a damp proof course in their structure also.
Penetrating damp – This is where moisture enters a building through structural defects. This can be through old brickwork or render, damaged roof structures or chimneys and damaged guttering.
Condensation – Poor ventilation can create damp as it prevents a flow of air. Condensation is a common sign of poor ventilation as warm indoor air meets cold external walls and windows. This can develop into damp and mould if left as the moisture accumulates. Many older properties have poor ventilation as there is inadequate airflow and windows may even be blocked, sealed or broken.
The impact of damp on older properties
There are several potential impacts as a result of damp in an older property. In any property with a damp problem, the health risks are the primary concern, and one that a landlord has to address within a strict timescale as per the new requirements of Awaab’s Law, but in an older property there are several other impacts also.
Health risks – Damp breeds mould which can release airborne spores, and these can cause respiratory issues and allergies leading to eye and skin irritation. Long-term exposure to damp can be critical to underlying health issues and can be fatal, as per the case of Awaab Ishak, the two-year-old child who died through damp exposure in his parent’s rental property in Rochdale in 2020, and which led to Awaab’s Law.
Structural problems – Because the infrastructure and fabric of an older property tends to be weaker and more fragile, it is more susceptible to structural damage from damp, particularly penetrating damp. This can get into mortar joints and plaster and make an old property unsafe, as well as unhealthy and uncomfortable.
Energy efficiency – Older properties aren’t as thermally efficient as newer ones, due to the building materials used, but damp increases this issue, as it makes insulation ineffective.
How to prevent damp in an older property
Landlords have to inspect their properties to identify signs of damp, as per Awaab’s Law. This can be achieved by looking for water stains and discolouration, for peeling plaster and paintwork, and for signs of condensation and black mould growth. There may also be a musty smell in some areas. The landlord is required to act fast to reduce or remove these issues in a property if they have been identified. This can be done in an older property by:
Improving ventilation – Prevent condensation forming by installing air bricks, repairing windows and freeing any blockages which prevent airflow, such as in a chimney. You can also consider dehumidifiers and extraction fans to remove moisture and create a better airflow.
Install a new damp-proof course – Even if an older property once had a damp proof course, it may need repairing or re-installing as modern versions are much more effective.
Repair external defects – Inspecting the property to repair external cracks, damaged brickwork or roofing is essential to prevent moisture ingress.
Proper maintenance – Unblocking drains and guttering, and repairing windows and ventilation systems can all help prevent damp forming.
Professional inspection of an older property for damp
As per the landlord’s duty under Awaab’s Law, a professional inspection of older rental properties can identify any existing or potential issues with damp and mould. This can prevent a tenant complaint or verify an issue quickly. Professional inspections are based on experience, use specialist equipment and ensure full compliance, so contact our team at Redfearn Experts today.
