--- title: "Damp in a rented home: what your landlord must fix | Home Comfort Lab" description: "Who is responsible for damp and mould in a rented home in England, what to ask for, and what to do if nothing happens." url: https://homecomfortlab.co.uk/damp/damp-in-rented-home-landlord/ --- # Damp in a rented home: what your landlord must fix Who is responsible for damp and mould in a rented home in England, what to ask for, and what to do if nothing happens. By [Pete Harvey](https://homecomfortlab.co.uk/about/), editor. Updated 14 October 2026. ![A tenant photographs a mouldy damp patch on a wall with a phone, with a laptop of saved photos on a table nearby.](https://homecomfortlab.co.uk/images/scenes/damp-in-rented-home-landlord.svg) > **The short answer** > > In England, your landlord is legally responsible for dealing with damp and mould caused by the building, such as leaks, broken heating, rotten window frames or poor ventilation. Report it in writing, keep evidence, and give them a chance to find the cause. If nothing happens, private renters can go to the council and social housing tenants can complain and then go to the Housing Ombudsman. > **This page covers England** > > The rules are different in the rest of the UK. In Scotland, read [Shelter Scotland](https://scotland.shelter.org.uk/housing_advice/repairs/damp_mould_private). In Wales, read [Shelter Cymru](https://sheltercymru.org.uk/get-advice/repairs/). In Northern Ireland, read [Housing Rights](https://www.housingrights.org.uk/housing-advice/repairs-and-bad-housing/repairs-private-tenants). ## What your landlord is responsible for Government guidance for landlords says plainly that landlords are legally responsible for addressing damp and mould, and that it is unreasonable to blame it on tenants' "lifestyle choices". It names the usual causes as building defects, poor ventilation, poor heating and poor energy efficiency. Shelter lists the kinds of problem a landlord must fix, including: - leaking pipes, roofs or gutters - cracked walls and rotten window frames - a broken boiler or heating - poor ventilation, including extractor fans the landlord has put in Your landlord should try to find out what is causing the damp. If they can't, Shelter says they should get a damp surveyor in, and you don't pay for it. They should not just tell you to keep painting over mould that comes back. Condensation from cooking, showers and drying washing is the one area where what you do day to day matters. Shelter suggests opening windows regularly, using extractor fans and drying clothes outdoors or in a dryer, and telling your landlord if the mould still comes back. Landlords don't usually have to make improvements, but Shelter says they may have to, for example by insulating walls or the roof, if repairs alone don't stop damp that makes the home unfit to live in. [How to tell condensation from rising and penetrating damp](https://homecomfortlab.co.uk/damp/condensation-vs-rising-damp-vs-penetrating-damp/). ## The laws that apply **Homes (Fitness for Human Habitation) Act 2018.** Since 20 March 2019, landlords in England must keep rented homes fit to live in. It covers private, housing association and council tenants on rolling tenancies or fixed terms of less than seven years, but not people on a licence, such as lodgers. "Damp and mould growth" is one of the listed hazards. If your home is unfit, you can take your landlord to court, and the court can order repairs and compensation. Your landlord does not have to fix problems caused by you or another tenant behaving irresponsibly. **Awaab's Law (social housing now).** Since October 2025, council and housing association landlords in England have had to meet fixed deadlines for damp and mould that puts your health at serious risk: - emergency hazards: investigate and make safe within 24 hours - significant damp and mould: investigate within 10 working days, then make the home safe within 5 working days of the investigation finishing - a written summary of what they found within 3 working days of the investigation - any further work started, or planned to start, within 5 working days, and all work started within 12 weeks If the home can't be made safe in time, the landlord must offer you somewhere suitable to stay. **Awaab's Law (private renting, coming later).** The Renters' Rights Act 2025 extends Awaab's Law to private rented homes, but there is no start date yet. On 9 October 2026 the government opened a consultation on how to apply it, including the timescales. It closes on 18 December 2026, and a government response will follow. **Decent Homes Standard.** A reformed standard will apply to both private and social rented homes from 2035 at the latest. One of its rules is that a home should be free of damp and mould. Councils will enforce it for private landlords. Until then, private renters can rely on the Fitness for Human Habitation rules and the council powers below. **Fear of eviction.** Since 1 May 2026, private landlords in England can no longer evict you using a "no fault" section 21 notice, even if your tenancy agreement says they can. They can still use other legal grounds, such as needing to sell or move in, but not in the first 12 months of a tenancy. ## What to do, step by step 1. **Report it in writing.** Email or text your landlord or letting agent so there is a dated record. Say where the damp or mould is, when you first saw it, whether it is getting worse, and anything you have already tried. Mention anyone in the household who is more at risk, such as a baby, an older person or someone with a lung condition. Shelter has letter templates on its damp and mould pages. 2. **Keep evidence.** Take dated photos every week or two from the same spot. Keep copies of every message and note the date of any phone call. Keep receipts for damaged clothes, bedding or furniture. A [hygrometer](https://homecomfortlab.co.uk/damp/best-hygrometer/) reading taken at the same time each morning shows how humid the room stays. 3. **Let them in to inspect.** They need access to find the cause. Keep paying your rent while you wait for repairs. 4. **Keep the room as dry as you reasonably can** in the meantime: open trickle vents, use extractor fans, wipe wet windows and clean mould safely. [How to clean mould off walls](https://homecomfortlab.co.uk/mould/get-rid-of-black-mould-on-walls/). 5. **Chase it in writing** if nothing happens. Refer to your first message and ask for a date for the inspection or repair. > **Worth knowing** > > You don't need a doctor's letter for a landlord to act. Government guidance says landlords should not delay action while waiting for medical evidence, and should act with urgency when tenants raise concerns about health. ## If your landlord does nothing ### Private renters - **Contact your council's environmental health or private housing team.** They can inspect your home and, if they think the problem could harm you, they must take action. The council can order your landlord to fix damp and mould. - **Complain to the letting agent** if they ignore you, won't pass the problem on, or tell you to fix it yourself. Ask for their complaints policy. - **Get advice about a claim.** You may be able to claim compensation if damp has damaged your belongings, affected your health or made the home unfit. Shelter says you usually have at least three years to start a claim. - **There is no ombudsman for private landlords yet.** A new Private Rented Sector Landlord Ombudsman is being set up, and the government expects private landlords to have to join it in 2028. ### Council and housing association tenants - **Use your landlord's formal complaints process.** Your landlord can't treat you unfairly for complaining. - **Go to the Housing Ombudsman** if you are unhappy with the final response. It is free and independent and can tell your landlord to put things right, pay compensation or apologise. You can call it on 0300 111 3000 or complain through its website. - **Legal action.** You can take a claim to court, and legal aid may be available for disrepair that seriously risks illness or injury. Get advice first, because you may have to pay the landlord's costs if a claim fails. > **Don't move out without somewhere to go** > > Shelter advises against leaving your home before you have somewhere else lined up. Ask the council for help first, as moving out on your own can affect what help you get later. If damp or mould is affecting anyone's health, see a GP or call NHS 111. ## Sources - [GOV.UK: Understanding and addressing the health risks of damp and mould in the home](https://www.gov.uk/government/publications/damp-and-mould-understanding-and-addressing-the-health-risks-for-rented-housing-providers/understanding-and-addressing-the-health-risks-of-damp-and-mould-in-the-home--2) - [GOV.UK: Private renting, repairs](https://www.gov.uk/private-renting/repairs) - [GOV.UK: Guide for tenants, Homes (Fitness for Human Habitation) Act 2018](https://www.gov.uk/government/publications/homes-fitness-for-human-habitation-act-2018/guide-for-tenants-homes-fitness-for-human-habitation-act-2018) - [GOV.UK: Awaab's Law, guidance for tenants in social housing](https://www.gov.uk/government/publications/awaabs-law-guidance-for-tenants-in-social-housing/awaabs-law-guidance-for-tenants-in-social-housing) - [GOV.UK: Extending Awaab's Law to private rented tenancies and to licences (consultation)](https://www.gov.uk/government/consultations/extending-awaabs-law-to-private-rented-tenancies-and-to-licences) - [GOV.UK: Renters' Rights Act overview for tenants](https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants) - [UK Parliament: Written statement on Renters' Rights Act implementation, 17 November 2025](https://questions-statements.parliament.uk/written-statements/1852866) - [GOV.UK: Reformed Decent Homes Standard for social and privately rented homes, government response](https://www.gov.uk/government/consultations/consultation-on-a-reformed-decent-homes-standard-for-social-and-privately-rented-homes/outcome/consultation-on-a-reformed-decent-homes-standard-for-social-and-privately-rented-homes-government-response) - [Shelter England: Damp and mould in rented homes](https://england.shelter.org.uk/housing_advice/repairs/damp_and_mould_in_rented_homes) - [Shelter England: Damp and mould in social housing](https://england.shelter.org.uk/housing_advice/repairs/damp_mould_social_housing) - [GOV.UK: Implementing the Renters' Rights Act 2025, our roadmap for reforming the private rented sector](https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector) - [Housing Ombudsman Service: Contact us](https://www.housing-ombudsman.org.uk/contact-us/) Checked 15 October 2026. ## Read next - [Condensation vs rising damp vs penetrating damp](https://homecomfortlab.co.uk/damp/condensation-vs-rising-damp-vs-penetrating-damp/) (How to) How to tell the three kinds of damp apart from where they appear and how they behave, and which one you can fix yourself. - [How to get rid of black mould on walls](https://homecomfortlab.co.uk/mould/get-rid-of-black-mould-on-walls/) (How to) How to clean black mould off painted walls safely, and how to stop it coming back. - [Dehumidifier running costs: popular models compared](https://homecomfortlab.co.uk/damp/dehumidifier-running-costs/) (Running costs) What each popular dehumidifier costs per hour and per month at the current price cap, from its rated power. - [Dehumidifier noise and capacity table](https://homecomfortlab.co.uk/damp/dehumidifier-noise-and-capacity/) (Running costs) Every model we list, with its extraction rate, tank size, noise level and power, in one sortable table. --- As an Amazon Associate I earn from qualifying purchases. Links to shops are marked, and earning from them never decides what we recommend. [How this site is paid for](https://homecomfortlab.co.uk/affiliate-disclosure/). Running costs use 26.32p per kWh for electricity and 7.97p per kWh for gas, the [Ofgem price cap, Direct Debit average for England, Scotland and Wales](https://ofgem.gov.uk/news/changes-energy-price-cap-between-1-october-and-31-december-2026) for 1 October to 31 December 2026.