Damp and mould in a rented home: your rights
Damp and mould aren't something tenants just have to live with. In every UK nation, landlords have legal duties about the condition of the home. Here's how to report it effectively and where to go if nothing happens.
This is general information, not legal advice, and rules change. Check the official links and, if you're in dispute, get free advice from Shelter, Citizens Advice or your local council.
Step 1: Report it in writing
- Email or write to your landlord or letting agent (keep a copy). Describe where the damp or mould is, when it started, how it has changed and any effect on health.
- Attach dated photos. A printout of our assessment, with humidity readings, helps show whether it's condensation, a leak or rain getting in.
- Ask for an inspection and a timescale for repairs.
- Keep a diary of contact and any further damage.
Condensation is not automatically the tenant's fault. Homes need adequate heating, ventilation and insulation for normal living, and broken extract fans, failed windows, leaks and rain penetration are repair issues.
England
Social housing (council and housing association): Awaab's Law
Awaab's Law, named after two-year-old Awaab Ishak, who died in 2020 from exposure to mould in his family's housing association flat, came into force for social landlords in England on 27 October 2025. It sets legal deadlines for investigating and fixing hazards, starting with damp and mould and emergency hazards. In summary:
- emergency hazards must be investigated and made safe within 24 hours;
- significant damp and mould hazards must be investigated within a fixed number of working days, with a written summary to the tenant, and work to make the home safe must start promptly;
- if the home can't be made safe in time, the landlord must offer suitable alternative accommodation.
Check the exact current timescales on GOV.UK (search "Awaab's Law guidance"). If your landlord doesn't respond, use their complaints procedure, then the Housing Ombudsman.
Private renting
Landlords must keep the home fit for human habitation (Homes (Fitness for Human Habitation) Act 2018), and damp and mould growth is one of the hazards assessed under the Housing Health and Safety Rating System. The Renters' Rights Act 2025 gives the government powers to apply Awaab's Law-style requirements to private rented homes; check GOV.UK for when this takes effect. If your landlord doesn't act, contact your council's private-sector housing or environmental health team, who can inspect and take enforcement action.
Scotland
Private landlords must meet the Repairing Standard, which includes keeping the house wind- and watertight and reasonably fit for human habitation. If repairs aren't done after you've notified the landlord, you can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). Social tenants should use their landlord's complaints process and then the Scottish Public Services Ombudsman. Shelter Scotland and Citizens Advice Scotland give free advice.
Wales
Under the Renting Homes (Wales) Act 2016, landlords must ensure the dwelling is fit for human habitation, and damp and mould growth is one of the matters considered. Contact your local authority if your landlord doesn't act. Shelter Cymru offers free advice.
Northern Ireland
Private landlords have repairing obligations and homes must meet the fitness standard; your local council's environmental health department can inspect. Housing Executive tenants should report repairs to the Housing Executive and use its complaints procedure, then the NI Public Services Ombudsman. Housing Advice NI (Housing Rights) gives free advice.
What your landlord might say — and how to respond
| They say | Useful response |
|---|---|
| "It's just condensation — open a window." | Ask them to check extract fans, trickle vents, heating and insulation. Share humidity readings showing your normal use. Government guidance is clear that damp and mould shouldn't be treated as a lifestyle issue. |
| "Wipe it with bleach." | Cleaning is temporary. Ask what will be done about the cause. |
| "It's rising damp; we'll inject a damp-proof course." | Ask for the basis of the diagnosis. Meter readings alone aren't enough; rain, leaks and condensation should be ruled out first. |
| No reply | Follow up in writing with a deadline, then go to the council, ombudsman or tribunal for your nation. |
For landlords
Most damp complaints are cheaper to fix early. A quick, documented investigation — checking fans with a tissue test, confirming trickle vents, looking at gutters and seals, and leaving a hygrometer for a fortnight — separates condensation from building defects. Our assessment tool is free to use with tenants as a starting point, and the methodology explains its limits.