Repairs, Damp and Mould in Rented Homes in England

Who this guide is for

People who rent their home in England from a private landlord, a council or a housing association, and whose home needs repairs or has damp or mould. It covers what your landlord must fix, homes being fit to live in, how to report a problem, Awaab’s Law time limits for council and housing association homes, gas, electrical and alarm safety, and what to do if your landlord does nothing.

What this guide does not cover

• Homes in Wales, Scotland or Northern Ireland. The law is different there: see the Wales guide, the Scotland guide or the Northern Ireland guide.
• Being given notice or evicted: see the eviction guide for England.
• Complaints about how a council or housing association dealt with your complaint: use the Housing Ombudsman checker.
• Problems with neighbours: use the neighbour disputes checker.
• Leaseholders and homeowners, and lodgers who live with their landlord. This guide is for tenants: ask Citizens Advice.
• How much compensation you might get, and whether to go to court: that depends on your facts. This guide gives no amounts. Ask Citizens Advice.
• Writing to your landlord about repairs: use the letter checker.
• How long a private landlord has to do a repair: the Act sets no fixed time, so this guide gives none.

The questions that decide the answer

If you have not said one of these, the answer says what it depends on. It does not assume.

• Who your landlord is: a private landlord, or a council or housing association. Awaab’s Law time limits apply only to council and housing association homes.
• What the problem is, and whether it could harm your health or safety.
• When and how you told your landlord about it.
• Whether you, your household or your visitors caused the damage.

"My home needs repairs, or has damp or mould"

• Your landlord must keep the structure and outside of your home in repair, including drains, gutters and outside pipes.
• They must also keep in repair and working order the supply of water, gas and electricity, the basins, sinks, baths and toilets, and the heating and hot water.
• Your landlord is usually responsible for shared areas too, such as the stairs in a block of flats.
• Your home must be fit to live in when your tenancy starts and all through it. This applies to private, council and housing association tenants in England.
• Things that can make a home unfit include serious damp and mould, being too cold, problems with the water supply, drainage or toilets, poor light or ventilation, and hazards such as carbon monoxide or faulty electrics.
• Your landlord does not have to fix damage caused by you, your household or your visitors. You cannot be made to do repairs that are your landlord’s job.

"How do I get my landlord to do the repairs?"

• Tell your landlord about the problem in writing, and keep a copy. Your landlord must fix problems, but has to be told about them first.
• Report anything that could harm your health straight away, for example faulty electrical wiring.
• Keep paying your rent while you wait.
• Your landlord can come in to check the condition of your home at a reasonable time of day if they give you 24 hours’ notice in writing.
• If your landlord does not act, contact your council’s environmental health team. It must take action if it thinks your home has serious health and safety hazards. This costs you nothing.
• You can take your landlord to court if your home is unfit or not kept in repair. The court can order the work to be done and can award compensation. Get free advice first, from Shelter or Citizens Advice.
• Asking for repairs is not a ground for possession, so it cannot be the reason a private landlord evicts you.

"I rent from the council or a housing association": Awaab’s Law

Since 27 October 2025, council and housing association landlords in England must deal with damp and mould, and with emergency hazards, within set times.

• Emergency hazards: your landlord must investigate and make them safe within 24 hours of becoming aware of them.
• 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.
• After the investigation, your landlord must give you a written summary within 3 working days, and make the home safe within 5 working days.
• Any further work must start as soon as reasonably practicable, and within 12 weeks.
• From 30 November 2026 the same rules also cover excess cold, excess heat, falls on the level, structural collapse, fire and explosions, electrical hazards and domestic hygiene, where they are a significant risk.
• These rules do not apply to homes held under a licence, long leaseholds or shared ownership.
• If your landlord misses these times, use its complaints procedure, then the Housing Ombudsman (use the Housing Ombudsman checker), or take legal action in court.

"I rent privately": damp, mould and Awaab’s Law

• Awaab’s Law does not apply to private landlords yet. The government says it will consult on when it will.
• The Decent Homes Standard for private rented homes is not in force yet either.
• Your private landlord must still keep your home in repair and fit to live in (see above), and your council can act on serious hazards.

Gas, electrics and alarms (private renting)

• Gas: a gas safety check every 12 months. You must get a copy within 28 days of the check, or before you move in if you are a new tenant.
• Electrics: an inspection at least every 5 years. Your landlord must give you a copy of the report.
• Alarms: a smoke alarm on every storey with a room used as living accommodation, and a carbon monoxide alarm in any such room with a fixed burning appliance (gas cookers are not included).
• Your landlord must repair or replace a faulty alarm once you tell them.

Traps

• Do not stop paying rent while you wait for repairs.
• Awaab’s Law time limits are for council and housing association homes only. They do not apply to private landlords yet.
• A rule that is "not in force yet" does not apply until its start date, even if the law has been passed.
• The rules are different in Wales, Scotland and Northern Ireland.