Damp and Mould: What Your Landlord Must Do (UK)

Condensation is not automatically your fault

Landlords often reply that mould is condensation caused by how you live. Condensation damp is real, but it is usually a symptom of the building: poor or missing ventilation, no extractor fan, single glazing, cold bridging, or heating that is too expensive to run because the property is poorly insulated. If the home cannot be ventilated or heated to a reasonable standard, that is a property problem, not a lifestyle one.

Painting over it is not a repair

Mould-resistant paint and a wipe-down deal with the appearance, not the cause, and mould that returns in the same place is evidence that the underlying problem was never addressed. Say this explicitly in writing, because a landlord who has 'treated' the mould twice will otherwise record the matter as resolved twice.

Awaab's Law: fixed deadlines, but only for social landlords so far

Following the death of Awaab Ishak, Awaab's Law came into force on 27 October 2025 for the social rented sector, replacing 'a reasonable time' with hard deadlines. If you rent from a council or housing association, these apply to you. If you rent privately they do not yet: the Renters' Rights Act 2025 contains the power to extend them, but the government has said it will consult first, and an extension is not expected before 2027. That does not leave private tenants without rights — it means your landlord is held to the section 11 'reasonable time' test instead, judged against how serious the hazard is.

Getting the council involved

Damp and mould are assessed as a hazard under the Housing Health and Safety Rating System. Council environmental health officers can inspect and require works where they find a serious hazard, and their report carries far more weight than your own photographs. This route is free.

Damp and mould report example

Edit this template with your facts, dates, and requested outcome before sending.

Subject: Damp and mould at [address]

Dear [Landlord/Agent],

I am writing about damp and mould affecting the [room(s)] at [address]. I first reported this on [date].

The affected area is approximately [size] on the [wall/ceiling] of the [room]. [Describe anything that points to a cause — for example staining after rain, a cold external wall, or a leak nearby.] It has [got worse / returned after being painted over] since I reported it.

The [room] is [difficult to use / affecting belongings / affecting my household's health]. [If relevant: a member of the household has a respiratory condition.]

I would ask that the cause is inspected and identified, rather than the mould only being cleaned or painted over, and that you confirm in writing within 14 days what will be done and when.

Kind regards,
[Your Name]

Common mistakes to avoid

• ✕Cleaning the mould away completely before anyone has seen or photographed it
• ✕Accepting 'open the windows more' as an answer without asking what the cause was assessed to be
• ✕Not mentioning household health conditions, which is what makes it a hazard rather than an inconvenience
• ✕Reporting it once and not recording that it came back in the same place
• ✕Asking only for the mould to be cleaned, rather than for the cause to be identified
• ✕Letting a landlord close the case as resolved after a cosmetic treatment

Next steps

1. 1Photograph the affected areas before cleaning anything, with a date visible if possible
2. 2Note when it first appeared, and whether it has returned after treatment
3. 3Check whether extractor fans exist and work in the kitchen and bathroom
4. 4Write to the landlord asking for the cause to be inspected and identified
5. 5If nothing happens, ask your council for an HHSRS inspection