Guides
Tenant rights: damp and mould in rented homes (UK 2025)
If you're renting in the UK and dealing with damp or mould, the law is on your side — but a clear written record is what makes it stick. Here is what you're entitled to and how to escalate calmly.
Your landlord's legal obligations
Under the Homes (Fitness for Human Habitation) Act 2018, landlords in England must ensure the property is fit to live in at the start of and throughout the tenancy. Damp and mould that affects health or comfort can breach this duty.
Section 11 of the Landlord and Tenant Act 1985 also requires landlords to keep the structure, exterior, and installations (water, drainage, heating) in repair.
Awaab's Law: what it means for social tenants
Awaab's Law came into force for social landlords in England on 27 October 2025. It requires:
- Emergency hazards (including severe damp and mould posing significant health risk) — safety work begun within 24 hours
- Investigate a reported damp or mould hazard within 10 working days of the report
- Provide a written summary of findings to the tenant within 3 working days of completing the investigation
- Begin safety work on confirmed significant hazards within 5 working days of the investigation report
- Note: Awaab's Law applies to social landlords in England. Private landlords are not directly covered yet, though the Renters' Rights Bill is expected to extend equivalent obligations.
Private renters: HHSRS and councils
If you rent privately, your local council's environmental health team can inspect under the Housing Health and Safety Rating System (HHSRS). They can issue improvement notices or, in serious cases, prohibition orders. They can also prosecute landlords who don't comply.
How to report in writing
Always report in writing — email is fine. Keep copies of everything. The template letter below is a good starting point. Attach dated photos and note when the issue first appeared.
If your landlord ignores you
- Escalate to your local council's environmental health team (search '[your council] environmental health damp')
- Get free advice from Shelter (0808 800 4444) or Citizens Advice
- If your health is affected, see your GP and ask for written confirmation
- For severe disrepair, a housing solicitor may take the case on a no-win-no-fee basis — many specialise in mould claims
Housing disrepair claims
No-win-no-fee housing disrepair solicitors can pursue your landlord for repairs plus compensation if the issue has caused damage to belongings, health impact, or loss of use of rooms. You typically pay nothing if the claim fails.
Get your evidence summary