Damp and mould is more common in rented homes. The English Housing Survey found a damp problem in 10% of privately rented homes and 7% of social rented homes in 2024, compared with 4% of owner-occupied homes. The rules on who fixes it, and how fast, depend on who your landlord is and which part of the UK you live in.

This is general information, checked against official guidance in September 2026. It isn't legal advice. For help with your situation, contact Citizens Advice, Shelter or your council.

Whose fault is it?

Tenants are often told that mould is caused by drying clothes or not opening windows. The government's guidance on damp and mould says it is "totally unreasonable to blame damp and mould in the home on 'lifestyle choices'", because cooking, bathing, washing and drying laundry can't be avoided. Where damp and mould comes from a structural problem, such as a lack of ventilation or poor insulation, the landlord is responsible for fixing the cause.

Small changes by tenants, like using pan lids and keeping doors shut when cooking or bathing, help, but the guidance says they must not be a substitute for tackling the root cause.

England: council and housing association tenants

Awaab's Law has applied to social landlords in England since 27 October 2025. It is named after Awaab Ishak, who died aged two in December 2020 from a severe respiratory infection caused by prolonged exposure to damp and mould in his home.

For significant damp and mould hazards, your landlord must:

  • investigate within 10 working days of it being reported
  • give you a written summary within 3 working days of finishing the investigation
  • make the home safe within 5 working days of the investigation

Emergency hazards must be investigated and made safe within 24 hours. From 30 November 2026 the same approach extends to more kinds of hazard, including excess cold and heat, falls, fire and electrical hazards.

If your landlord doesn't act, use its complaints process. If you're unhappy with its final response, you can take the complaint to the Housing Ombudsman.

England: private tenants

  • Report the problem to your landlord or letting agent in writing, with photos, and keep a copy.
  • Landlords must keep homes fit to live in. Under the Homes (Fitness for Human Habitation) Act 2018 you can take your landlord to court if they don't.
  • If it isn't fixed, contact your council's environmental health or private housing team. GOV.UK says the council must take action if it thinks the problem could harm you, and it can inspect using the Housing Health and Safety Rating System.

Awaab's Law does not apply to private renting yet. The Renters' Rights Act 2025 gives the government the power to extend it, and the government says it will consult on the details and timescales. It has also consulted on applying a reformed Decent Homes Standard to private rented homes, proposing it comes into force in 2035 or 2037.

Scotland

From 6 October 2026, social landlords and most private landlords in Scotland must investigate reports of damp or mould within 10 working days, give a written summary within 3 working days, and start any necessary repairs within 5 working days if substantial damp or mould is found. Private tenants whose landlord won't do repairs can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber).

Wales

Since 1 December 2022, the Renting Homes (Wales) Act 2016 has required landlords to keep homes fit for human habitation. Damp and mould growth is the first of the 29 matters they must consider. Raise problems with your landlord first. If you can't agree, Citizens Advice, Shelter Cymru or your council can help, and you can ask the court to decide.

What tenants should do

  1. Report damp and mould in writing, with dates and photos.
  2. Keep a record of every report, reply and visit, and of any effect on health.
  3. Let the landlord or their contractor in to inspect and repair, with proper notice.
  4. Don't withhold rent without advice first: it can put your tenancy at risk.
  5. If someone's health is affected, speak to a GP.

Sources

Tags

landlord responsibilitiestenant rightsAwaab's LawHHSRSrental property