Damp and Mould in a Rented Home: What Your Landlord Must Do

Damp and mould usually get worse in winter, when windows stay shut and washing dries indoors. If it is happening in your rented home, your landlord has legal duties to deal with it, and the government says it should not be blamed on how you live. This post covers England. The rules in Wales, Scotland and Northern Ireland are different and are covered at the end.

What your landlord must do (all renters in England)

Your home must be fit to live in when your tenancy starts and all through it. This applies whether you rent from a private landlord, a council or a housing association. The government's guide for tenants lists "damp and mould growth" as one of the problems that can make a home unfit.

Your landlord must also keep the structure and outside of your home in repair, along with the water, gas, electricity, heating and hot water. Leaking gutters, broken windows and faulty heating can all lead to damp.

The government's guidance on damp and mould says it is "totally unreasonable to blame damp and mould in the home on 'lifestyle choices'". Everyday things like cooking, showering and drying washing make moisture, and the main cause is usually the building itself. Whatever the type of damp, landlords are legally responsible for dealing with it.

Step 1: Tell your landlord in writing

Your landlord has to know about the problem before they must fix it. Write to them, say where the damp or mould is and how long it has been there, and keep a copy. Take dated photos. Our disrepair letter template sets this out for you.

Keep paying your rent while you wait. Let your landlord in to inspect and do the work if they give you 24 hours' notice in writing.

Step 2: Council or housing association? Check the Awaab's Law time limits

Awaab's Law came into force for council and housing association homes in England on 27 October 2025. For damp and mould that is a significant risk to your health or safety, your landlord must:

• investigate within 10 working days of becoming aware of it
• give you a written summary of what it found within 3 working days of the investigation ending
• do the work to make your home safe within 5 working days of the investigation ending

Emergency hazards must be investigated and made safe within 24 hours. If the safety work can't be done in time, your landlord must arrange suitable alternative accommodation for your household at its own expense until the work is done.

Awaab's Law does not cover homes held under a licence, long leaseholds or shared ownership.

What is due to change on 30 November 2026

From 30 November 2026, the same time limits are due to cover more hazards in council and housing association homes, where they are a significant risk. These include excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene. That matters in winter: a home that is dangerously cold would come under the time limits too.

Step 2: Renting privately? Use your other rights

Awaab's Law does not apply to private landlords yet. The government is consulting on extending it to private rented homes until 18 December 2026, and no start date has been set.

Your private landlord must still keep your home in repair and fit to live in. If they don't act, contact your council's environmental health team. The council's rules on hazards in homes cover mould and damp, and it can make a landlord do the work. This costs you nothing.

Step 3: If nothing happens

If you rent from a council or housing association, use its complaints procedure. If that doesn't sort it out, you can go to the Housing Ombudsman. Our Housing Ombudsman guide explains how.

Any tenant can take their landlord to court if their home is unfit or not kept in repair. The court can order the work to be done and can make the landlord pay compensation. Get free advice first, from Shelter or Citizens Advice.

Wales, Scotland and Northern Ireland

Wales: your landlord must keep your home fit for human habitation and in repair, whether they are a private, council or housing association landlord. See our Wales repairs guide.

Scotland: since 6 October 2026, private and social landlords must look into damp and mould within 10 working days of finding out about it. See our Scotland repairs guide.

Northern Ireland: Awaab's Law does not apply. Ask your landlord first, and if nothing happens, your council's environmental health team can investigate. See our Northern Ireland repairs guide.

Sources: legislation.gov.uk (Landlord and Tenant Act 1985, sections 9A, 11 and 10; Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, regulations 1, 5 and 6; draft Hazards in Social Housing (Prescribed Requirements) (England) (Amendment) Regulations 2026, regulation 1), GOV.UK (Awaab's Law Phase 2: guidance for social landlords; Understanding and addressing the health risks of damp and mould in the home; Guide for tenants: Homes (Fitness for Human Habitation) Act 2018; Extending Awaab's Law to private rented tenancies and to licences, consultation), gov.scot (Awaab's Law: guidance for landlords in Scotland).