As a property manager, your responsibilities go far beyond maintenance calls and tenant communication. Lurking behind the walls, beneath the floors, and in the air are three significant and often overlooked risks: mould, pests, and poor indoor air quality. These issues may not always be immediately visible, but their impact on tenant health, legal compliance, and asset value can be substantial.

This guide explores what every UK property manager needs to know about these threats, the laws that govern them, and the practical steps to address them before they become serious liabilities.

Mould: A Moisture Problem with Consequences

Mould in buildings is a sign of excess moisture, often due to leaks, poor ventilation, or structural issues. In the UK’s damp climate, this is especially common in older housing stock. Certain types of mould, particularly black mould (Stachybotrys chartarum), release spores that can trigger asthma, skin irritation, and even long-term respiratory conditions.

Under the Homes (Fitness for Human Habitation) Act 2018, landlords and property managers must ensure that rental properties are free from serious hazards, including damp and mould. If tenants report mould due to poor conditions or building faults, the landlord or manager may face legal action or enforcement.

The UK Health Security Agency (UKHSA) warns that indoor damp and mould can significantly affect respiratory health, especially in vulnerable groups such as children and the elderly.

 

 

 

Pests: A Health Risk and Reputational Issue

Pest infestations can escalate quickly and lead to serious hygiene issues, tenant complaints, and reputational damage. Common pests such as rats, mice, cockroaches, and pigeons not only damage property but also pose a risk to public health by spreading diseases and contaminating food storage areas.

The Prevention of Damage by Pests Act 1949 requires that properties be kept free from infestations. Local councils have the authority to serve notices and take enforcement action if landlords or property managers fail to address the problem.

The Chartered Institute of Environmental Health (CIEH) recommends using an Integrated Pest Management (IPM) strategy. This involves routine inspections, building maintenance, and proactive treatment rather than reactive extermination.

 

 

 

Indoor Air Quality: The Hidden Metric That Matters

While mould and pests are visible problems, poor indoor air quality is often overlooked despite its serious health implications. Pollutants such as volatile organic compounds (VOCs), dust, cleaning chemicals, mould spores, and carbon monoxide can accumulate indoors, especially in poorly ventilated or densely occupied spaces.

The World Health Organization and UK studies have linked poor IAQ to asthma, cardiovascular disease and decreased productivity in office settings. While there is currently no Dedicated residential IAQ law in the UK, workplace environments are governed by the Health and Safety at Work etc. 1974 Act and The Workplace (Health, Safety and Welfare)
Regulations 1992, both of which require the provision of fresh and clean air.

 

 

The Building Engineering Services Association (BESA) has also highlighted the importance of IAQ as a critical part of post-pandemic health standards and tenant satisfaction.

Best practices for air quality improvement
Prevention Over Cure: The Smart Property Manager’s Approach

What do mould, pests, and poor air quality have in common? They are far easier and more cost-effective to prevent than they are to resolve. They also represent growing areas of legal responsibility and tenant expectations.

A modern property manager must adopt a proactive approach. This includes scheduled inspections, responsive maintenance, educated tenants, and partnerships with certified vendors. Most importantly, thorough documentation ensures you are legally protected should complaints arise.