Is my landlord responsible for damp and mould?

In most cases, yes. Landlords are responsible for maintaining the structure and exterior of the property, including preventing damp caused by structural issues, leaks, inadequate ventilation, or poor insulation. The only exception is condensation caused purely by the tenant's lifestyle (e.g., not using extractor fans, drying clothes on radiators without ventilation) — but even then, the landlord must ensure adequate ventilation is provided.

Can I withhold rent because of damp and mould?

No — withholding rent is not recommended and could put you in breach of your tenancy agreement, potentially leading to eviction proceedings. Instead, report the issue in writing, contact your local council's environmental health team if the landlord doesn't act, and seek advice from Citizens Advice or Shelter.

Can I get compensation for damp and mould?

Yes, potentially. If your landlord fails to address damp and mould after being notified, you may be entitled to compensation for damage to belongings, rent reduction during the period of disrepair, and compensation for health impacts. The housing ombudsman (social housing) or courts can award this. Citizens Advice can help you understand your options.

Is damp and mould a health hazard?

Yes. The NHS recognises that damp and mould can cause or worsen respiratory problems, asthma, allergies, and infections — particularly in children, the elderly, and people with existing health conditions. Under the Housing Health and Safety Rating System (HHSRS), damp and mould can be classified as a Category 1 hazard requiring urgent action.

Damp and Mould in Rented Property — Your Rights as a Tenant UK | PocketWise

Damp and Mould in Rented Property — Your Rights as a Tenant UK

Your rights if you have damp and mould in a rented property, what your landlord must do, how to report it, and what to do if they refuse to act.

By PocketWise · 26 March 2026 · 5 min read

Damp and mould in rented homes is a serious health hazard and one of the most common complaints tenants face. Following Awaab’s Law and increased scrutiny of housing conditions, your rights are stronger than ever.

Your Rights as a Tenant

Right	Detail
Safe and habitable home	Your landlord must provide a property free from serious hazards
Structural maintenance	Landlord responsible for roof, walls, windows, damp proofing
Adequate ventilation	Landlord must ensure the property has adequate ventilation
Prompt repairs	Once reported, landlord must act within a reasonable time
Protection from retaliation	Cannot be evicted for reporting disrepair
Environmental health	You can contact your local council if the landlord won’t act

Types of Damp

Type	Cause	Landlord responsible?
Rising damp	Moisture from the ground rising through walls — failed damp-proof course	Yes
Penetrating damp	Water coming through walls, roof, or windows — external defects	Yes
Condensation damp	Moisture from breathing, cooking, bathing hitting cold surfaces	Usually yes — landlord must provide adequate heating and ventilation

When Is Condensation the Tenant’s Responsibility?

Landlord’s responsibility	Tenant’s responsibility
Providing adequate ventilation (extractor fans, trickle vents)	Using ventilation provided (opening windows, running fans)
Ensuring heating system works	Not blocking vents or air bricks
Adequate insulation	Not generating excessive moisture without ventilating
Maintaining windows that open	Reporting issues promptly

Important: Landlords cannot simply blame tenants for “lifestyle” without ensuring the property has adequate ventilation and insulation. A property that develops condensation damp with normal use has a structural/design problem.

What to Do If You Have Damp and Mould

Step 1: Report to Your Landlord in Writing

How	Detail
Email or letter	Create a written record — don’t just call
Describe the problem	Location, severity, when you first noticed it
Include photos	Dated photos of the damp and mould
Request a timeline	Ask when they will inspect and repair
Keep copies	Save all correspondence

Step 2: Give Your Landlord Time to Respond

Urgency	Reasonable response time
Emergency (e.g., water pouring in)	24 hours
Urgent (spreading mould, health risk)	1–2 weeks for inspection, repairs ASAP after
Non-urgent damp	4–6 weeks for full repair

Step 3: If They Don’t Act — Contact Environmental Health

What to do	How
Contact your local council	Ask for the environmental health or housing standards team
They will inspect	Using the Housing Health and Safety Rating System (HHSRS)
Category 1 hazard	Council must take action — can issue an improvement notice or prohibition order
Category 2 hazard	Council may take action
Landlord non-compliance	Can face fines, prosecution, or a rent repayment order

Step 4: Further Action

Option	Detail
Housing ombudsman (social housing)	Free complaint resolution
Private rented sector ombudsman (when available)	For private tenancies under the Renters’ Rights Bill
County court claim	Sue landlord for repairs and compensation
Legal aid	May be available for serious disrepair cases
Shelter / Citizens Advice	Free advice and support

Awaab’s Law

Following the death of two-year-old Awaab Ishak from mould exposure in his social housing, Awaab’s Law was introduced:

Requirement	Detail
Social landlords must	Investigate hazards within 14 days of being told
Repairs started	Within 7 days of investigation
Emergency repairs	Within 24 hours
Applies to	Social housing initially — may be extended to private rentals

Health Impacts of Damp and Mould

Condition	Risk
Asthma	Mould spores trigger and worsen asthma
Respiratory infections	Increased risk, especially in children
Allergic reactions	Sneezing, runny nose, skin rashes
Weakened immune system	Long-term exposure can affect immunity
Mental health	Living in poor conditions impacts wellbeing

Who’s most vulnerable: children, elderly people, those with existing respiratory conditions, and immunocompromised individuals.

What Your Landlord Should Do

Action	Detail
Inspect the property	Identify the type and source of damp
Fix the root cause	Repair leaks, improve ventilation, install damp-proof course
Remove existing mould	Professional mould removal if extensive
Improve ventilation	Install or repair extractor fans, trickle vents
Improve insulation	Especially cold bridging around windows
Provide adequate heating	A working, affordable heating system
Monitor	Check the issue hasn’t returned

What You Can Do in the Meantime

Action	Detail
Clean mould safely	Use mould remover spray or diluted bleach — wear gloves and a mask
Ventilate	Open windows when cooking, bathing, or drying clothes
Use extractor fans	Always use them in kitchen and bathroom
Avoid drying clothes on radiators	Use a clothes airer near an open window or a tumble dryer
Move furniture away from walls	Allow air to circulate behind wardrobes and sofas
Use a dehumidifier	Helps reduce moisture — but the landlord should address the root cause

Note: These measures help manage symptoms but do not fix the underlying problem. Your landlord must address the root cause.

Compensation

What you may claim	Detail
Rent reduction	For the period the property was uninhabitable or substandard
Damage to belongings	Replacement cost for clothing, furniture damaged by mould
Health impacts	Medical evidence of illness caused by damp conditions
Inconvenience	For disruption and poor living conditions

Typical compensation ranges from a few hundred pounds to several thousand, depending on severity and duration.

Summary

Key point	Detail
Landlord’s responsibility	Structure, ventilation, heating, insulation
Report in writing	Always — with photos and dates
Environmental health	Contact your council if landlord won’t act
Don’t withhold rent	It can harm your position
Health risk	Real and recognised — especially for children
Awaab’s Law	Strict timelines for social housing repairs
Compensation	Possible for damage, health impacts, and inconvenience

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