Recurring mould is evidence that the earlier response needs review. Repainting or washing again without checking the cause may leave the household exposed and repeat the same cost.
Review what was actually done
- Identify whether the earlier work removed moisture, improved ventilation or only treated the surface.
- Check whether drying, access or follow-up was completed.
- Ask the tenant when and where the problem returned and whether it spread.
Reassess the cause and risk
- Consider concealed leaks, failed extraction, insulation defects and moisture in materials.
- Use an independent competent specialist where the earlier diagnosis is uncertain or disputed.
- Review interim room use and occupant needs while further work is arranged.
Define a better completion test
- Ask what evidence will demonstrate that the source has been addressed.
- Set a follow-up appropriate to the repair and drying conditions.
- Keep the tenant informed and reopen again if the evidence does not support closure.
Compare the failed treatment with the new findings
Before authorising another visit, read the previous instruction, report and invoice together.
- List what was actually repaired. If the only recorded work was washing and painting, ask why that was expected to resolve the identified moisture source.
- Ask the next investigator to explain whether the original diagnosis still fits the location, season and pattern of recurrence. Record inaccessible areas and arrange access to relevant common parts through the responsible person.
- Keep the case open until there is evidence of the repair outcome and a planned follow-up. A new contractor should receive the history without the resident having to reconstruct it.
Example: anti-mould paint was the only treatment
A fictional bedroom was repainted but no leak or ventilation investigation took place. The next instruction should seek a diagnosis and repair proposal. Another coat of paint alone does not explain why moisture is present.
What to do
- Link the recurrence to the original report and work.
- Reassess risk and commission a fuller investigation where needed.
- Verify the underlying repair and schedule follow-up.
Evidence to keep
- Original and repeat photographs, diagnosis and contractor instructions.
- Interim arrangements, new findings and follow-up results.
Sources and guidance
- Damp and mould: health risks and landlord actionUK Government · checked 20 October 2026
- Awaab’s Law: scope and requirementsScottish Government · checked 20 October 2026
- Fitness of homes for human habitation: landlord guidanceWelsh Government · checked 20 October 2026
- Knowledge and information management: lessons for landlordsHousing Ombudsman: service learning · checked 20 October 2026