Damp and Mould in Rented Homes: A 2025 Guide for Tenants and Landlords

Damp and mould are among the most common problems in UK rented homes, and they can have a serious impact on both health and the condition of a property. This guide explains what causes damp and mould, who is responsible for fixing it, and how both tenants and landlords can protect themselves with proper evidence and clear communication.​

Why damp and mould matter

Damp and mould are not just cosmetic issues. They can trigger or worsen breathing problems, asthma, allergies and other health conditions, especially for children and people with existing respiratory issues. The government has warned that damp and mould in rented housing must be treated as a serious health risk, not blamed on lifestyle or ignored.​

For landlords, allowing damp and mould to continue can damage walls, floors, furniture and fixtures and may lead to enforcement action, compensation claims or reputational damage. For tenants, living with these conditions can be stressful, embarrassing and dangerous if nothing changes.​

Common types of damp and mould

Several types of damp can appear in rented homes, and they are not all caused by the same thing.​

• Condensation damp: Often appears as water on windows or wet patches on cold walls, especially in bedrooms, bathrooms and kitchens. It can lead to black mould if not tackled.​
• Penetrating damp: Caused by water getting in from outside through defects such as cracked render, damaged roofs or leaking gutters.​
• Rising damp: Moisture moving up through walls from the ground when damp proofing is missing or damaged.​
• Plumbing leaks: Damp patches from leaking pipes, boilers, taps or appliances.​

Understanding the likely cause helps work out what needs to be fixed and who is responsible.

Who is responsible for damp and mould?

In most cases, landlords are responsible for dealing with damp and mould when it is linked to the structure of the building, a lack of proper ventilation or a problem with pipes, roofs, windows or heating. If the damp is caused by a disrepair issue, the landlord must put it right within a reasonable time once they are told about it.​

Tenants normally have to use heating and ventilation reasonably, avoid causing moisture problems where possible and report issues promptly so the landlord has a chance to fix them.​

Advice services explain that a landlord cannot simply blame condensation or tenant lifestyle if there are clear property defects such as broken extractors, no heating in key rooms, rotten windows or leaks. Where there are serious damp and mould, it may be classed as a hazard that the landlord must address under housing law.​

What tenants should do when they spot damp or mould

Tenants are advised to act quickly and keep a clear record from day one.​

1. Record what you see
   Take clear photos or videos showing the affected areas, including close-ups and wider shots, and note the date, room and how long it has been happening.​
2. Report it in writing
   Send a clear written report (for example, by email) describing the problem, when it started and how it affects your use of the home, and keep copies of all messages.​
3. Give the landlord a chance to respond
   Give the landlord a reasonable time to investigate and fix the issue, especially where access is needed, and follow up if nothing happens.​
4. Escalate if it remains unresolved
   For serious or long-running problems, contact the local council’s housing or environmental health team, or, if you are a student, your students’ union or university advice service.​

What landlords should do when damp or mould is reported

Landlords are expected to take reports of damp and mould seriously and respond promptly.​

• Acknowledge the report quickly and explain next steps and timeframes.​
• Investigate the cause with an inspection if needed to identify whether the problem is structural, related to leaks, ventilation, heating or other factors.​
• Fix underlying disrepair, such as leaks, defective gutters, damaged roofs, broken fans or missing insulation, and improve ventilation and heating where needed.​
• Keep proper records of reports received, visits arranged, repairs done, and communication with the tenant to show reasonable steps were taken.​

Recent guidance on Awaab’s Law for social landlords emphasises the importance of treating damp and mould reports as potential hazards and following clear timeframes for inspections and repairs, with proper communication and record-keeping.​

Why evidence and timelines are so important

For both tenants and landlords, a clear timeline of what was reported, what was done and when it happened can make the difference between a quick resolution and a long dispute.​

Tenants need to show when they first reported the damp or mould, how often they followed up and what response they received. Landlords need to show how quickly they responded, what inspections and repairs were arranged and any obstacles, such as difficulty arranging access.​

Advice services consistently recommend keeping photos, written reports and copies of all correspondence to protect both parties if complaints, council involvement or legal claims arise later.​

How a repair log can help both sides

A simple, central place to log repairs and track progress can reduce stress for everyone involved.

For tenants, a repair log can make it easier to report issues clearly, with photos and timestamps in one place, so there is a complete history if they need to escalate.​

For landlords and agents, a repair log can ensure no report is missed or forgotten and provide a clear trail to show that reports were handled in a reasonable time.​

Practical tips to reduce damp and mould risk

Alongside proper repairs and structural fixes, some day-to-day habits can help lower the risk of condensation, damp and mould forming.​

For tenants:

• Use extractor fans in kitchens and bathrooms if provided, and keep them on for a while after cooking or showering.​
• Open windows regularly where it is safe, especially after activities that create steam.
• Avoid blocking vents and trickle vents.
• Try to dry clothes outside or in a ventilated room when possible.​

For landlords:

• Provide effective, working extractor fans in kitchens and bathrooms.
• Ensure windows can be safely opened and have working trickle vents where appropriate.​
• Make sure heating systems are reliable and suitable for the property.
• Consider insulation and other improvements where there is recurring condensation.​

These steps do not replace the need to fix structural problems, but they can help manage everyday moisture once the main issues have been addressed. 

Disclaimer: This article is for general information only and is not legal advice. It may not cover your specific situation and the law can change. If you have a problem with damp, mould or repairs, you should get personalised advice from a qualified adviser, such as Citizens Advice, a housing charity, a solicitor or your local council’s housing team.