Two ways to run it. Open a case when a complaint arrives and issue a timestamped, sourced report inside the statutory 10 working days — or keep sensors in the property year round and see the conditions before anyone complains. Either way, every action is timestamped against the deadline it belongs to.
Built for the people responsible for resolving damp and mould
For social landlords: structure each case around risk, evidence, resident communication and the deadlines that govern the response.
Why Maple
Surface temperature is read against the dew point of the air touching it, with an outdoor sensor as the control. A photograph can show mould. It can’t show why it’s there. Backed up by 2,000+ measurements per room, behind every finding.
Every action is linked to the one before it, so an edit, deletion or insertion anywhere is detectable, and anyone can check.
A guided survey covers every likely cause of the damp. Each photo gets a digital fingerprint the moment it arrives and keeps the camera’s own timestamp, so the image and the date can’t quietly drift apart.
Surface temperature, air temperature and humidity every 30 minutes for 14 days: over 2,000 measurements per room, all charted in the report.
Moisture is scored with the Building Moisture Index developed by UCL and the Property Care Association, and mould risk with published mould-growth models, each cited in the report so the method can be checked.
The same readings show how long each room spent below 18, 16 and 12 °C, and above 26 and 28 °C, as Awaab’s Law extends to excess cold and heat from 30 November. Each band states a temperature, not a verdict, with its source printed in the report.
What we offer · Evidence for Awaab's Law
The same sensors, the same case record and the same evidence trail, run either way round. Start with a case, then keep the properties that concern you on monitoring. See what is in the kit →
A complaint arrives and the statutory clock starts. Sensors go into the property for 14 days, each action is recorded against the deadline it belongs to, and the report builder produces the findings and the written summary to the resident inside the window.
For a live complaint, a disrepair claim, an Ombudsman case.
Sensors stay in the property between complaints. Humidity, temperature and surface temperature are recorded continuously across the properties you choose, so the history exists before anyone complains.
And when a complaint does arrive, the history is already there.
For properties with a history, checks after remedial work, and stock-condition evidence.
How it works
One record carries the property, the household, the complaint, the measurements and the response. Nothing has to be assembled from email threads after the fact.
Register, name the organisation that owns the cases, and the workspace exists. Everything after this belongs to it: the properties, the cases, the evidence and the team who can see them.
The building and the unit, recorded against their UPRN. That number is the join key the whole record hangs off — property, tenancy, hazard, investigation and report — and it is the same number your housing management system uses, so records can be matched.
Who lives there, the occupancy, and any reported health factors. That last part is special-category data under UK GDPR: it is held because it changes how a hazard is assessed, and it is restricted to the people who need it.
Record the complaint and the date you became aware of it. That date is what every statutory deadline is measured from, so the clock starts on the record rather than in someone's inbox.
Sensors log humidity, temperature and surface temperature every 30 minutes for 14 days, alongside the inspection and its photographs. The readings are scored by the Building Moisture Index; the hazard category is confirmed by the assessor, and the record keeps both.
The report builder walks through cause, evidence, actions and the written summary to the resident. Make-safe work and repairs are recorded against the same case, so the response and the deadline it belongs to stay together.
The evidence
Damp and mould disputes turn on what can be shown. These are the things a case record needs to carry for its conclusion to hold up later.
Humidity, temperature and surface temperature at interval, over a period long enough to show a pattern rather than a moment.
Photographs and inspection notes attach to the room and the time they describe, so an image and a measurement can be read together.
Every action is timestamped as it happens and chained to the one before it: awareness, triage, inspection, findings, work. Nothing is reconstructed afterwards, and nothing is edited quietly.
Reports describe moisture loads and building faults, never resident “lifestyle”, in line with the Housing Ombudsman’s finding that blaming occupants is a systemic failure.
Awaab's Law
In force since 27 October 2025 for social landlords in England. Working days, not calendar days, with bank holidays counted nation by nation. One deadline runs from awareness and the rest from the day the investigation concludes — concurrently, not in sequence. Which event each one is counted from is exactly where compliance is usually lost.
Where the hazard poses an imminent and significant risk of harm, it must be investigated and the safety work completed within twenty-four hours. Clock hours, not working days.
A significant damp or mould hazard must be investigated and the investigation concluded within ten working days.
The resident receives a written summary of the findings: the hazard identified, the action proposed, and the timeframe for it. It is not required where every necessary work — making the home safe and preventing recurrence — is finished inside the same three days.
Where the investigation finds a significant hazard, the work to make the property safe must be completed — not merely started — within five working days. This window runs alongside the three-day summary, not after it.
Work to stop the hazard recurring must also be begun within those five working days. Where it cannot be, it must start as soon as possible and be physically started within twelve weeks — counted from the same event, not from the five-day mark.
Closing a case doesn't clear its deadlines. No button makes a breach disappear.
Day zero is the day the landlord becomes aware; day one is the next working day. Read the full guide →
Open an investigation when a complaint arrives, or put a property on continuous monitoring and hold the history before you need it.
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Regulatory judgements, guidance changes and provider practice for UK housing, with the source for every claim.
