Renting with damp and mould: what to do next

If damp or mould appears in your rented home, tell your landlord promptly and ask them to investigate the cause. Describe what you can see, where it is and whether it keeps coming back. You do not have to decide whether it is rising damp, a leak or condensation before reporting it. Landlords should take the report seriously, look for the source and any defect in the property, then arrange appropriate remedial work. The exact responsibilities depend on the cause and on whether you rent privately or from a social landlord.

Start with a clear report and keep a record

Report the problem through the route your landlord uses for repairs. Include the room, the affected surface, any visible water or staining, and when you first noticed it. If there is a broken extractor fan, a leaking pipe or water entering after rain, mention that too. Keep copies of messages and a note of conversations, visits and promises. If the patch spreads or the problem returns after work, update the landlord; a changed situation may call for another look.

Make access possible at an agreed time so someone can inspect properly. A photograph is useful for showing a patch, but it cannot always explain where the moisture comes from. Shelter says a landlord who cannot find the cause should ask a damp surveyor. If the explanation is uncertain or different people suggest different treatments, asking for an independent, suitably qualified surveyor to identify the cause is a sensible next step. Ask for the findings and proposed work in writing so both sides know what has been agreed.

What should the landlord investigate?

Damp is a description of the problem, not its cause. Water can penetrate from outside through a defect such as a leaking downpipe. Moisture can rise through masonry from the ground. Condensation can occur when a home cannot deal with normal water vapour because of insulation, ventilation or heating problems, sometimes in combination. A landlord should check the possibilities that fit the home rather than settle on a label before looking at the fabric and services.

The government’s guidance says landlords should establish the source of reported damp and mould, check whether a defect is responsible, and carry out appropriate remedial work. Citizens Advice says the landlord should not simply blame a tenant for damp; finding the cause is the landlord’s responsibility. A useful inspection therefore looks beyond wiping off visible mould. It may involve checking the building exterior and repair issues, ventilation and heating, and whether previous work dealt with the underlying problem. If damp returns, tell the landlord again and ask them to check all plausible causes.

Private renting and social renting have different rules

In a private tenancy, the landlord may be responsible for repairs to the structure, exterior and installations that cause damp. The position can differ where a change would be an improvement rather than a repair, so the facts of the home matter. For instance, Citizens Advice explains that repairing an existing damp-proof course differs from adding one where none exists. Private renters should report the problem straight away because landlords usually become responsible for repairing an issue when they know about it. Shelter and Citizens Advice can explain the legal detail of a particular case.

Awaab’s Law has applied to the social rented sector since 27 October 2025. It sets fixed timeframes for social landlords to address emergency hazards and damp and mould hazards that present a significant risk of harm to tenants. That makes timely reporting especially important. The social landlord must assess the report and follow the relevant process; ordinary repair and housing duties also still matter where a report falls outside those particular timeframes.

The Renters’ Rights Act 2025 received Royal Assent, and the government has announced plans to extend Awaab’s Law to private renting. The timetable and detail of that extension are still subject to consultation. Do not apply the social housing deadlines to a private landlord as if they are already in force there. A private landlord should nevertheless respond promptly to a damp and mould report and establish the cause. The announced extension is a future change, not a reason to postpone reporting now.

What can you do while the cause is checked?

You can check that air vents are clear and extractor fans work, and explain to the landlord if they do not. Everyday cooking and washing add moisture, and simple steps such as using pan lids can help limit it. Those steps do not replace an investigation of a leak, disrepair or inadequate ventilation. If heating or ventilation is difficult to use, say so; the landlord needs to understand how the home works in practice. Avoid covering up a recurring patch with paint and assuming the matter is finished. The useful question is whether the source of the moisture has been dealt with.

In Yorkshire and Lancashire terraces, look beyond the patch

In an older terrace or converted mill-town property, a damp patch on an exposed wall or near a cellar does not by itself reveal the cause. The guidance recognises penetrating damp, rising damp and condensation as different possibilities. Renters can help by saying exactly where and when they notice the problem, including whether it follows rain or reappears after a repair. Landlords should use that information to examine the building and its ventilation, rather than rely on a quick visual guess. Where the cause remains unclear, a suitably qualified damp surveyor can help settle what work is appropriate.

If the response stalls

Follow up with the landlord using your records and ask when the investigation and any work will happen. Social renters can use their landlord’s complaints procedure and the Housing Ombudsman Service. Private renters can ask their council’s environmental health team for help; the council has a role in enforcing housing standards. Shelter and Citizens Advice can explain your options in your particular circumstances. Keep the focus on documenting the condition, getting the cause identified and securing a clear plan to deal with it.

This page gives general information, not legal or medical advice. For your own situation, use the organisations listed under "Where this comes from" at the foot of the page.