Your rights in plain English
You have a legal right to live in a home that is free from serious damp and mould. This is not a favour from your landlord — it is an enforceable legal obligation. Two recent laws strengthen this significantly:
- Awaab's Law (in force since 27 October 2025) sets hard deadlines for social landlords — councils and housing associations — to investigate and fix damp and mould hazards.
- The Renters' Rights Act 2025 (in force from 1 May 2026) extends similar protections to private renters, including a requirement for landlords to meet the Decent Homes Standard.
Your landlord is responsible for identifying the cause of damp or mould and fixing it properly. Painting over mould without addressing the underlying cause is not an acceptable remedy.
Step 1: Document everything
Before you do anything else, build a record. This protects you if the situation escalates into a formal complaint or legal action.
Do this now:
- Photograph every affected area — including the ceiling, walls, around windows, behind furniture, and inside cupboards
- Note the date you first noticed the problem
- Keep all photos dated (your phone camera does this automatically)
- Repeat this every 2–4 weeks so you have a clear record of whether it's getting better or worse
Keep records of:
- All communication with your landlord (letters, emails, texts, WhatsApp messages)
- Any health symptoms you or your household experience that may be related — respiratory problems, allergies, skin conditions
- Any costs you incur as a result of the mould (e.g. damaged clothing or bedding)
Step 2: Report it to your landlord in writing
Always report damp or mould in writing. A verbal conversation is hard to prove later. Email is ideal — it creates a timestamp and a clear record. If you use a repairs app or online portal, save a screenshot of your submission.
What to include in your report:
- The date
- A clear description of where the mould or damp is and how extensive it is
- A statement that you believe it poses a risk to your health
- A request for an investigation and repair within the legal timeframes
- Attach your photos
Step 3: Know the timelines your landlord must meet
Social housing tenants (council or housing association)
Under Awaab's Law, from 27 October 2025 your landlord must:
- Carry out a full investigation within 10 working days of your report
- Make the property safe within 5 working days of the investigation if a serious hazard is confirmed
- Complete all works needed to prevent the hazard recurring within 12 weeks
- Respond to any emergency hazard posing an immediate risk to life within 24 hours
Private tenants
From 1 May 2026, your landlord must meet the Decent Homes Standard, which means keeping the property free from serious hazards including damp and mould. While the full extension of Awaab's Law timelines to private landlords is being phased in, your landlord still has a legal duty to act on a reported hazard within a reasonable time.
Step 4: If your landlord doesn't act
Social housing tenants
First, make a formal written complaint to your landlord using their official complaints procedure. If unresolved, refer your case to the Housing Ombudsman Service — a free, independent service that can investigate and order remedies including repairs and financial compensation. Contact them at housing-ombudsman.org.uk or call 0300 111 3000.
Private tenants
Make a formal written complaint to your landlord, then report to your local council's Environmental Health team if they don't respond. Environmental Health officers have legal powers to inspect properties and issue Improvement Notices requiring repairs. As a last resort, you can apply to the County Court for a repair order. Shelter and Citizens Advice can help you assess your options.
Step 5: Get independent advice and support
You do not have to navigate this alone:
- Shelter — shelter.org.uk, helpline: 0808 800 4444
- Citizens Advice — citizensadvice.org.uk
- Housing Ombudsman — housing-ombudsman.org.uk (social tenants)
- Your local council's Environmental Health team (private tenants)
A note on health
Mould exposure — particularly black mould — can cause or worsen respiratory conditions, trigger asthma attacks, and cause skin and eye irritation. Children, the elderly, and people with existing health conditions are most vulnerable. If you or a household member is experiencing health problems you believe are related to mould, speak to your GP and ask them to document the link in your medical records.
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Search the directory →Frequently Asked Questions
- My landlord says the mould is caused by my lifestyle — is that true?
- Condensation can be contributed to by tenant behaviour, but it can also be caused or worsened by structural problems — poor insulation, inadequate heating, defective ventilation. A landlord cannot simply blame the tenant without a proper investigation. Under Awaab's Law, social landlords are required to investigate. Seek independent advice if your landlord refuses to engage.
- I'm worried about being evicted if I complain about mould
- The Renters' Rights Act 2025 has abolished Section 21 no-fault evictions for private tenants. Your landlord cannot evict you simply for making a legitimate complaint about your home's condition. Retaliatory eviction is also unlawful.
- The mould is affecting my child's health — can I get compensation?
- Possibly. If you can demonstrate that your landlord's failure to act caused harm, you may have a claim for damages. The Housing Ombudsman can order compensation in social housing cases. For private tenants, this would normally involve court proceedings. Take legal advice from Citizens Advice or a housing solicitor.
- I've just moved in and there's already mould — what should I do?
- Report it in writing on day one. The longer you wait, the easier it is for a landlord to argue the problem developed during your tenancy. Document everything from the start.