If you have damp or mould in your rented home, report it to your landlord promptly, take dated photos and keep records of repair requests. Explain if anyone in your household is particularly vulnerable. If the problem remains unresolved, you can make a formal complaint and seek advice about your options.
This guide is for council and housing association tenants in England.
1. Report the damp or mould
Use your landlord’s repairs service: phone, email, letter, online portal or app. Ask for a repair reference number.
Explain:
- Which rooms are affected and whether the problem is spreading.
- When it started and whether you have reported it before.
- Whether there are leaks, damaged gutters, broken heating or ventilation problems.
- Whether anyone in the household has a health condition or other circumstances that make the problem more urgent.
You do not have to report mould only in writing. However, following a phone call with an email or portal message helps create a clear record. Keep notes of calls, including dates and reference numbers.
2. Take dated photos and keep evidence
Photograph the affected rooms, damaged belongings and any visible leaks. Keep the original photos and record when they were taken.
Save repair requests, emails, messages and appointment details. Note missed visits and whether mould returns after treatment.
Our guide to evidence for housing disrepair claims explains what records can help.
3. Ask your landlord to investigate the cause
Damp and mould can have several causes, including leaking pipes, damaged roofs or gutters, water entering through walls, inadequate heating and ventilation problems. Condensation can also contribute.
Your landlord should investigate rather than simply assume the problem is caused by your lifestyle. Cleaning or painting over mould may not resolve an underlying defect.
Read more about common types of housing disrepair.
4. Know your landlord’s duties
The Landlord and Tenant Act 1985 places repairing duties on landlords, including responsibilities for the structure, exterior and key installations such as heating and water supplies. Fitness-for-habitation duties also require covered homes to be fit to live in.
Awaab’s Law applies to significant damp and mould hazards and emergency hazards in social housing in England. Emergency hazards must be investigated and made safe within 24 hours. Significant damp and mould hazards must be investigated within 10 working days, with relevant safety work within five working days after the investigation finishes. Further requirements cover written findings, follow-on work and alternative accommodation where necessary.
These are hazard-specific duties, not a promise that every repair must be completed within the same period. See the full GOV.UK guidance on Awaab’s Law.
5. If the mould is affecting your health
Tell your landlord about the risk and seek medical advice if you are unwell. Use the landlord’s emergency repairs service for an urgent housing hazard; do not wait for a routine complaint to be resolved. In a medical emergency, call 999.
GOV.UK explains the health risks of damp and mould.
6. What if your landlord does not fix it?
Chase the repair and keep records. If you are unhappy with the response, use the landlord’s formal complaints process — logging a repair is not necessarily the same as making a complaint.
The Housing Ombudsman can help with social housing complaints. You would normally complete your landlord’s complaints process before asking it to investigate.
You can also seek legal advice about getting repairs carried out and whether compensation may be available. You do not need to wait until the complaints process ends to ask for legal advice.
Common questions
Is mould always the landlord’s responsibility?
Responsibility depends on the cause, the condition of the home and the landlord’s legal duties. A landlord should investigate the problem rather than dismiss it without checking.
Can I report mould by phone?
Yes. Keep a note of the call and repair reference. A written follow-up helps show what you reported and when.
Can Housing Disrepair Experts help private tenants?
We currently act for council and housing association tenants in England only.
Get help with unresolved damp and mould
If you have reported the problem and it remains unresolved, Housing Disrepair Experts can assess whether you may have a claim for repairs and compensation.
Call 01274 044262 or WhatsApp 07518 906452, or check whether you qualify.
No win, no fee. If you lose: There’s no fee to pay. Terms apply.
