Damp and mould
Damp and mould in your rented home can affect your health and how you use your rooms. Understand the signs, know what to record and find a clear next step if the problem keeps coming back.
Understanding damp and mould
Damp means unwanted moisture in your home. Mould can grow on damp surfaces, including walls, ceilings, window frames and behind furniture. You might notice visible patches, peeling paint or a musty smell.
Moisture can come from condensation, leaking pipes or water entering through the roof or walls. Condensation happens when moisture in the air meets a cold surface. Heating, ventilation and the condition of the building can contribute. You do not need to identify the cause before reporting it.
Cleaning visible mould may remove the marks temporarily, but the underlying cause still needs to be investigated. A problem that returns deserves attention.
What to look out for
Damp patches
Discolouration on walls, ceilings or around windows.
Recurring mould
Mould that keeps coming back, even after cleaning.
Changes after rain or cold weather
Signs that change after rain or during colder periods.
Damp and mould can affect your health
Damp and mould can affect your airways and lungs. Children and people with some existing health conditions can be more vulnerable. Tell your landlord about concerns for your household and seek medical advice if you are worried about symptoms.
You do not need medical evidence before your landlord investigates and addresses damp and mould.
What you can do
You do not need a perfect set of evidence to make your first report. Start with what you know and add to your record as things change.
Describe what is happening
Note which rooms and surfaces are affected, when you first noticed the problem and whether it changes after rain or during cold weather.
- Take a wider photograph to show the location and a closer photograph of the affected area, where safe.
- Keep dated photos over time if the patches spread or return.
- Note musty smells, leaks, affected belongings or rooms you cannot use.
Tell your landlord
Report it through your landlord’s repairs service and keep a written record. Explain the effect on your household and ask how the cause will be investigated.
See an example of what to write
I am reporting damp and mould in [room / location]. I first noticed it on [date], and it has [spread / returned / changed]. It is affecting [how we use the room / belongings / our household].
Please confirm you have received this report, explain how it will be assessed and let me know the next steps and expected timescale. I can share any photographs I have taken safely.
Keep your report reference, replies and repair appointments. If you report by phone, note the date and follow up in writing where possible.
Keep a record of the impact
Keep your photos, messages and repair records together. Note work carried out and whether damp or mould returns afterwards. Record disruption to everyday life and any belongings affected.
Let your landlord know if the situation gets worse or someone in your household becomes more vulnerable. Do not wait to collect more evidence before reporting a worsening problem.
What should your landlord do?
Your landlord should investigate the cause and address the underlying problem. Removing visible mould alone may not resolve it. Ask what work is proposed and how the result will be checked.
Awaab’s Law sets requirements for significant damp and mould hazards and emergency hazards in social housing in England. It does not apply to Wales. In Wales, repair and fitness duties under the Renting Homes framework are relevant; the details depend on your occupation contract and circumstances.
Common questions
What if the mould comes back after cleaning?
Report that it has returned and keep dated photographs. Ask how the underlying cause will be investigated, rather than treating every return as a separate cleaning problem.
What if my landlord says it is condensation?
Condensation describes how moisture forms; heating, ventilation and the building’s condition may still need investigation. Describe what you see and ask for an assessment of the cause.
Do I need to know the cause before reporting it?
No. Describe where the problem is, when you noticed it and how it affects your home. Photos can help, but do not delay a report because you do not have them.
Can I complain without using Tenant Help?
Yes. You can use your landlord’s complaints process yourself. Further routes depend on your landlord and country: the Housing Ombudsman covers relevant social landlords in England, while the Public Services Ombudsman for Wales considers relevant Welsh public-service landlords. You do not have to use a claims management company.
If the problem continues
If damp or mould returns after work, follow up with your report reference and dated photos. Explain what is still happening, ask how the cause will be reassessed and use your landlord’s formal complaints process if the response remains unresolved.
For council or housing association tenants, further complaint routes include the Housing Ombudsman in England and the Public Services Ombudsman for Wales. Their procedures and scope differ; check the relevant guidance about when to bring a complaint.
Private tenants in England and Wales can ask their local council’s housing or environmental health team about conditions that may harm health or safety. Your tenancy or occupation contract and the circumstances will affect the options available.
Want to talk through your situation?
The checker asks about your housing problems, your landlord and whether you have reported them. Tenant Help can consider that information and explain whether its service may be relevant.
Read how Tenant Help works before deciding whether to be introduced to a solicitor.