Damp and Mould: Tenants' Rights in the UK

No one should have to live with damp and mould, or unsafe housing conditions. It affects your health, comfort, and peace of mind, and yet, getting problems fixed can often feel daunting or frustratingly slow.

The good news is: you do have rights as a tenant, and there are clear steps you can take. This blog shows you how to approach the damp and mould issue in the best way, and how to reach a fair and practical agreement while avoiding costly and stressful court battles.

Here’s what to do if you have damp and mould, step by step.

1. Start by gathering evidence

Take clear photos or short videos showing the problem and note the dates. Keep a simple record of when the issue started, any contact with your landlord, and how it’s affecting you or your family’s health.

Be methodical when preparing your evidence. Without it, it’s much harder to enforce your rights.

2. Report damp and mould in writing

Email or write to your landlord describing what’s happening; which rooms are affected, how long it’s been going on, and whether it’s worsening.

Ask them to:

• inspect the property to find out what’s causing the damp or mould, and

• confirm when they’ll carry out repairs to fix it properly.

Landlords are legally required to keep the structure, heating, and essential services in good repair, and the home must be fit for human habitation under the Homes (Fitness for Human Habitation) Act 2018.

3. Set a reasonable timeframe

If it’s not an emergency, a couple of weeks is fair for an inspection. For serious damp and mould problems or where health is affected, landlords should act urgently. If nothing happens, send a polite reminder with your photos attached.

4. Understand Awaab’s Law

After the tragic death of two-year-old Awaab Ishak from prolonged exposure to mould, the government introduced Awaab’s Law: new rules that require social landlords to investigate and fix damp and mould within strict time limits.

Since October 2025, councils and housing associations have to inspect hazards promptly, carry out urgent repairs within set deadlines, and keep tenants updated in writing.

Although Awaab’s Law only applies to social housing for now, it’s a strong signal that everyone has the right to live in a safe, healthy home and that damp and mould must never be ignored.

5. Escalate if needed

If you’re in social housing, use your landlord’s complaints process first. If that doesn’t work, contact the Housing Ombudsman.

If you rent privately, ask your local council’s environmental health team to inspect. They can take enforcement action if the property is unsafe.

6. Try mediation before court

If you’ve been going back and forth without progress, mediation can be the turning point. A skilled mediator helps you and your landlord agree:

• what the problem is and what needs to be done,

• how and when repairs will happen,

• any temporary steps or rehousing if needed, and

• whether rent reductions or compensation are appropriate.

  
  

Mediation is quick, confidential, can be done online, and is far less stressful than legal action.

At Mediator Locator, we can refer you to a legally qualified mediator who understands housing law and repair obligations. We also offer fixed fees, keeping the process simple and affordable for everyone involved.

7. When it’s just about money, try Blind Bidding

Sometimes the only dispute is about how much compensation should be paid. In those cases, you can use our Blind Bidding service, an inexpensive secure online tool where both sides submit their offers privately. If the figures overlap, it automatically settles at the midpoint. Fast, fair, and confidential.

8. Don’t be afraid to enforce your tenant's rights

You don’t always need to go to court to get results. Often, just showing you understand your rights, and offering mediation, is enough to move things forward. Mediation settles nearly 90% of cases in less than a day.

To learn more or appoint a mediator, check out our Guide to Mediation.

And if it’s a straightforward matter just about money, try Blind Bidding for a quick and convenient fix.

You deserve to live in a safe, healthy home without damp and mould. Enforcing your tenants' rights doesn’t have to mean months of letters or costly court cases. Mediation can help you get a practical solution quickly and with less stress.