Damp and Mould Tenant Rights UK - What Can Tenants Do?

Damp and mould tenant rights UK explained - what landlords must do, who is responsible for repairs, how to report problems and what tenants can do when serious housing conditions are ignored

Damp and mould can be more than a cosmetic problem. Persistent mould, water leaks, condensation, poor ventilation and structural damp can make a rented property unsafe and may affect a tenant's health.

In the UK, landlords have responsibilities for maintaining rented homes, but the exact legal protections depend on the type of tenancy and where the property is located.

For tenants in England, social housing has specific protections under Awaab's Law, while private renters have broader protections under housing and landlord-tenant legislation. Awaab's Law currently applies to social housing, with further measures for the private rented sector being introduced through the Renters' Rights Act framework.

Does a landlord have to fix damp and mould?

Where damp or mould results from a defect, leak, inadequate ventilation, poor insulation or another problem that falls within the landlord's responsibilities, the landlord may be required to investigate and carry out appropriate repairs.

A landlord should not simply paint over serious mould without addressing the underlying cause.

For example, if mould keeps returning because of a leaking roof, defective plumbing or inadequate ventilation, treating the visible mould without repairing the underlying problem is unlikely to provide a lasting solution.

What are a tenant's rights if there is mould?

Tenants should report damp and mould to their landlord or managing agent as soon as possible.

A written report is particularly useful because it creates a record of:

• When the problem was reported

• Where the damp or mould is located

• How extensive the problem is

• Whether it keeps returning

• Any visible leaks or water damage

• Whether the problem is affecting the household

• Any previous repairs or complaints

Photographs and copies of emails, messages and repair requests can also be useful if the problem later becomes a formal dispute.

What is Awaab's Law?

Awaab's Law provides specific protections for tenants in social housing in England.

Since 27 October 2025, social landlords have been required to investigate significant damp and mould hazards within set timeframes and take action to make the property safe.

For a significant damp and mould hazard, the landlord generally has to investigate within 10 working days and make the home safe within 5 working days after the investigation. If the property cannot be made safe within the required timeframe, suitable alternative accommodation may need to be offered.

Emergency hazards have different, faster requirements, including a 24-hour timeframe for emergency action.

Does Awaab's Law apply to private landlords?

Awaab's Law currently provides its statutory framework for social housing in England.

However, the Renters' Rights Act provides for Awaab's Law requirements to be extended to the private rented sector, including requirements concerning hazards such as damp and mould. The implementation of these private-rented-sector measures should therefore be checked against the latest regulations and commencement dates when dealing with a specific case.

Private tenants should not assume that they have no rights simply because their landlord is a private individual or company. Other legal duties concerning property condition, hazards and repairs can still apply.

Can a landlord blame the tenant for mould?

Not every case of mould is automatically the landlord's responsibility.

Condensation can sometimes be affected by how a property is used, but landlords should properly investigate the cause rather than automatically blaming the tenant.

For example, persistent mould could be linked to:

• Structural damp

• Roof or plumbing leaks

• Defective gutters

• Poor insulation

• Inadequate ventilation

• Cold bridging

• Water penetration

• Heating problems

• Building defects

Where the underlying cause is a defect or deficiency in the property, the landlord may need to address the cause rather than simply instructing the tenant to clean the mould.

What should I do if my landlord ignores damp and mould?

If your landlord does not respond appropriately, keep a detailed record of your reports and follow up in writing.

You can also consider contacting the relevant local authority, particularly where you believe the property contains serious hazards.

For social housing tenants, there are specific complaint and redress routes where a landlord fails to comply with its responsibilities.

If the problem is serious, tenants should avoid withholding rent simply because repairs have not been completed without obtaining appropriate legal advice. Rent arrears can create a separate problem.

Can damp and mould affect my tenancy?

Serious repair problems can sometimes lead to disputes between tenants and landlords, particularly where the property becomes difficult or unsafe to occupy.

Depending on the circumstances, a tenant may have potential remedies involving repairs, compensation, enforcement or other legal action.

The appropriate remedy depends on the cause and seriousness of the damp, the tenancy type, the landlord's response and the evidence available.

What evidence should a tenant keep?

Tenants dealing with persistent damp and mould should keep evidence throughout the problem.

Useful records include:

• Dated photographs

• Videos of leaks or water damage

• Copies of repair requests

• Emails and messages with the landlord

• Inspection reports

• Contractor reports

• Records of missed appointments

• Copies of complaints

• Receipts for reasonable expenses caused by the problem

Keeping an organised record can make it much easier to demonstrate that the landlord was informed and failed to take appropriate action.

Can a tenant claim compensation for damp and mould?

In some circumstances, tenants may be able to pursue compensation where serious disrepair or housing hazards have caused loss, damage or other legally recognised harm.

However, compensation is not automatic simply because mould appears in a property.

The strength of a claim can depend on factors such as the cause of the damp, how long it continued, whether the landlord was notified, what action was taken and whether the tenant suffered a demonstrable loss.

Where substantial compensation or court proceedings are being considered, specialist housing advice is sensible.

What can landlords do to prevent damp and mould disputes?

Landlords can reduce disputes by treating damp and mould reports seriously and investigating the underlying cause promptly.

A proper response may involve:

• Inspecting the affected rooms

• Checking plumbing and roofing

• Assessing ventilation

• Investigating condensation

• Checking insulation and heating

• Identifying water ingress

• Arranging appropriate remedial works

• Monitoring whether mould returns

• Keeping clear repair records

For social landlords, Awaab's Law also requires appropriate action within defined timeframes for covered hazards.

How Fraser Bond can help landlords and property owners

Damp and mould can quickly become a wider property-management issue involving repairs, contractors, tenant complaints, inspections and compliance.

Fraser Bond supports landlords and property owners with property management, maintenance coordination, compliance support and wider property services across London and the UK.

Taking reports seriously, identifying the underlying cause and coordinating appropriate remedial work can protect both the property and the landlord-tenant relationship.