If you rent a home in the UK and notice persistent damp or mould, it can affect your health, your belongings, and your right to safe housing. This article explains the signs of damp and mould, how to decide when to file a housing disrepair complaint, how to document evidence, and the practical steps to get repairs or compensation from your landlord.
What are damp and mould — short, clear definitions
- Damp means unwanted moisture inside the building fabric: walls, floors or ceilings. It shows as water staining, salts or flaking plaster.
- Mould is the visible growth of fungi on surfaces. Mould often appears as black, green, brown or white patches and forms in damp conditions.
Both can be caused by different problems: structural leaks, rising damp, penetrating damp, or condensation from poor ventilation. Understanding the cause helps decide responsibility.
Common signs of damp and mould to watch for
Recognising the early signs helps you act quickly. Look for the following across your home:
Visible mould growth and stains
- Black, grey or green patches on walls, ceilings, window frames or skirting boards.
- Mould around bathroom tiles, behind wardrobes, or in corners.
- Growth that returns shortly after cleaning.
Damp stains and water marks
- Brown or dark patches on plaster or wallpaper.
- Flakes of salt residue (white powder) indicating damp rising into walls.
- Bubbling or peeling paint and wallpaper.
Musty or persistent damp smells
- A stale, earthy or musty odour that doesn’t go away even after cleaning or airing rooms.
Health symptoms that increase indoors
- New or worsening asthma, wheeze, persistent cough, sneezing or sinus problems.
- Skin irritation or eye irritation that flares up at home. (If you experience serious symptoms, seek medical advice and keep records.)
Condensation patterns
- Regular water beads on windows in the morning (condensation) that is unusually heavy, or condensation that appears on walls and in cupboards — this can point to poor ventilation or heating, but it can also lead to mould.
How to tell if mould indicates a housing disrepair problem
Not all mould arises solely from tenant habits. To decide whether to file a housing disrepair complaint, ask:
Is this the cause of tenant behaviour or landlord responsibility?
- Mould caused by everyday condensation (poor ventilation, drying laundry indoors) may need tenant changes and landlord support (extractor fans, heating improvements).
- mould caused by leaks, broken gutters, a faulty roof, rising damp or structural faults is the landlord’s responsibility.
Key indicators it’s a landlord issue
- mould appears in multiple rooms or low down walls (rising damp).
- Mould and damp reappear despite tenant ventilation and cleaning.
- The landlord has been notified but not acted, or repairs are repeatedly ineffective.
- There is water ingress from outside (roof, window seals, blocked drains).
If any of these apply, the situation can justify a housing disrepair complaint.
Immediate steps to take when you spot damp or mould
Act quickly and document everything. Follow this practical sequence:
1. Report the problem in writing right away
- Email or write to your landlord or letting agent. Include: what the problem is, where it is, when you first noticed it, and request repairs. Keep copies. Use recorded delivery if sending a post.
2. Photograph and video the damage
- Take clear, dated photos and short videos showing the mould and surrounding areas. Photograph from several angles, and include a timestamp (emailing the photos to yourself preserves metadata).
3. Keep a dated log or diary
- Note every contact with the landlord, dates of visits, tradespeople attending, and what repairs were done. Log health symptoms and impacts on belongings.
4. Take steps to reduce risks safely
- If safe, ventilate rooms, avoid drying laundry indoors or use a dehumidifier if available. Never use bleach repeatedly as a long-term fix — it removes surface mould but not the underlying cause.
5. Seek medical attention and record it
- If you or family members experience respiratory problems or other health effects, visit a GP and ask for a record or letter linking symptoms to housing conditions where possible.
Gathering evidence — what strengthens a housing disrepair complaint
Good evidence makes a claim credible and faster to resolve.
Essential evidence checklist
- Photos and videos (dated) showing mould, damp stains, and structural defects.
- Copies of written reports or messages sent to the landlord.
- Diary of events (dates of discovery, follow-ups, tradespeople visits).
- Receipts for temporary remedies or replacement of damaged items.
- Medical notes or GP letters if health is affected.
- Witness statements (neighbours or visitors who observed the issue).
- Independent inspection (surveyor report) for serious or disputed cases.
When to get an independent surveyor
- The landlord denies responsibility or blames tenants.
- The cause is technical (rising damp, penetrating damp) or the landlord’s diagnosis is unclear.
- You plan to pursue compensation or court action.
A surveyor’s report with cause, required works and cost estimates is strong legal evidence.
Legal obligations — what landlords must do in the UK
Landlords have a legal duty to keep rental properties safe and in repair.
Core duties
- Under common law and legislation (including the Landlord and Tenant Act 1985), landlords must keep the structure and exterior in repair, and ensure installations for heating, gas, water and sanitation are maintained. A failure to repair that leads to damp and mould may breach these duties.
Social housing and Awaab’s Law
- For social landlords, Awaab’s Law strengthens duties and sets expectations for prompt action on mould and damp to protect vulnerable tenants. Councils and housing associations face stricter scrutiny and new timelines for inspections and repairs.
Tenant responsibilities
- Tenants must avoid causing damage and take reasonable steps to ventilate and heat property, report issues promptly, and allow access for repairs. But responsibility to fix structural or system faults rests with the landlord.
When to escalate — formal complaints and legal action
If your landlord fails to act, escalate in this order.
1. Formal complaint to landlord or agent
- Use the landlord’s or agency’s complaints procedure. Send a formal repair letter with a deadline (template below).
2. Local authority environmental health
- If conditions are a hazard to health, report to the council’s environmental health. They can inspect and serve improvement notices or arrange works in default.
3. Housing Ombudsman (social landlords)
- For social housing, use the landlord’s complaint process first and escalate to the Housing Ombudsman if unresolved.
4. Pre-action letter from a solicitor
- A solicitor can issue a letter before action, which often prompts prompt repair or negotiation.
5. Court action and compensation claims
- If necessary, tenants can sue for housing disrepair to obtain repairs and claim compensation for damage, loss of amenity and health impacts. Costs, evidence and timeframes vary by case.
Sample formal repair letter — template to send to your landlord
[Your name]
[Address]
[Date]
Dear [Landlord/Agent name],
I am writing to give formal notice of disrepair at the above address. The problem is [describe: e.g. persistent black mould and damp staining in the living room and bedroom ceilings], first reported on [date]. Photographs are attached. The condition is affecting health and damaging belongings.
Please inspect and complete necessary repairs within [reasonable timeframe — e.g. 14 days for non-urgent, 48 hours for urgent]. If repairs are not carried out I will escalate the matter to the local authority and seek compensation for losses.
Please confirm receipt and proposed inspection date.
Yours sincerely,
[Your name, contact details]
Evidence-led case building — what tenants often forget
Tenants often make avoidable mistakes. Avoid these pitfalls:
Common mistakes
- Relying on verbal reports only — always write and save copies.
- Cleaning mould without documenting it first — you should photograph before cleaning.
- Waiting too long to report — delay weakens claims.
- Discarding damaged items without receipts or photos.
Proactive measures that help
- Email photo evidence to your own address for reliable timestamps.
- Store receipts and repair quotes in a single folder.
- Ask for written confirmation of landlord visits and repair plans.
Health implications and when to seek medical records
Damp and mould can worsen respiratory conditions. If you or household members develop symptoms:
Steps to document health impacts
- Visit your GP and describe symptoms linked to housing conditions. Request a written record or letter.
- Keep prescriptions, hospital letters, or referrals. These strengthen claims for compensation for personal injury or medical costs.
Compensation — what tenants can claim
Compensation depends on severity and evidence. Common recoverable items include:
- Repair costs when the tenant had to pay for emergency fixes (with receipts).
- Replacement of damaged belongings (with proof of value).
- Loss of amenity (compensation for reduced enjoyment of home).
- Medical expenses and sometimes damages for pain and suffering if medical evidence supports the claim.
Negotiation often produces settlements without a full court case. A solicitor or housing adviser can estimate realistic values based on evidence.
Time limits and important timelines
Time matters. Know these timeframes:
- Reporting: Report issues as soon as noticed and preserve records.
- Local authority action: Councils can act quickly for severe hazards, sometimes within days.
- Limitation period: For property claims, the limitation is generally 6 years (England & Wales) but personal injury claims usually have a 3-year limit — seek advice early.
Practical prevention tips while repairs are arranged
While waiting for repairs, reduce additional damage and health risks:
- Increase ventilation: open windows briefly several times daily, use mechanical extractors in kitchens and bathrooms.
- Heat property evenly where possible to limit condensation.
- Use a dehumidifier when available.
- Avoid blocking air bricks or vents.
- Move belongings away from affected walls and document any damage.
Real-world scenarios — short anonymised examples
Example 1 — Recurrent mould despite tenant actions
A tenant reported mould in the bedroom shortly after moving in. The landlord treated the wall superficially but failed to fix a leaking gutter. mould returned and spread. After a formal complaint and surveyor report showing penetrating dampness, the landlord completed repairs and paid compensation for damaged furniture.
Example 2 — Boiler failure and condensation
A faulty boiler led to poor heating; condensation built up on single-glazed windows and mould formed. After environmental health involvement and a pre-action letter, the landlord replaced the boiler and compensated for temporary accommodation costs.
Where to find help and free advice in the UK
- Shelter — housing advice and guidance on disrepair complaints.
- Citizens Advice — local help and next steps.
- Local authority environmental health — report risks and request inspection.
- Law centres and pro bono services — may assist with serious cases.
- Housing Ombudsman — specifically for social housing complaints.
Final checklist — what to do now (quick action list)
- Photograph and video the mould/damp now.
- Report the issue in writing to your landlord today.
- Keep a dated diary of symptoms, contacts and visits.
- Get medical records if anyone’s health is affected.
- Contact Shelter or Citizens Advice for tailored advice.
- Consider an independent surveyor if the landlord disputes the cause.
- If landlord inaction persists, escalate to environmental health or seek legal advice.
FAQs
What are common signs of damp and mould that justify a housing disrepair complaint?
Common signs include persistent black, green or grey mould patches on walls or ceilings, water stains, peeling wallpaper or paint, salt deposits on plaster, musty odours, and recurring condensation that painting or cleaning does not solve. If the problem persists despite proper ventilation and cleaning, it may indicate structural or external damp that your landlord must repair.
When should I contact my landlord about damp or mould in my rented home?
You should contact your landlord immediately when you notice visible mould, damp patches, leaks, water ingress, or condensation beyond normal household moisture. Always send a written notice (email or letter) with date and clear description — this creates a record of your complaint and starts the timeline for required repairs.
What evidence is needed for a successful damp or mould housing disrepair claim?
Helpful evidence includes dated photographs and videos of the damp/mould, copies of repair requests and landlord correspondence, inspection or surveyor reports (if available), receipts for damages or temporary accommodations, and medical records if health was affected. Detailed logs or diaries of events will strengthen your case.
Can landlords claim mould is caused by tenants to avoid responsibility?
Yes — landlords may claim mould results from poor ventilation or tenant behaviour. If that happens, an independent surveyor’s report is very useful. It can show structural, rising, or penetrating damp that tenants cannot prevent. If the cause is a structural defect or maintenance failure, the landlord remains legally responsible.
What type of compensation can tenants expect when filing a damp/mould disrepair claim?
Compensation may cover repair costs, damage to personal belongings, loss of amenity (reduced enjoyment/use of living spaces), temporary accommodation costs, and sometimes medical expenses caused by damp-related illness. The amount depends on severity, duration of disrepair, quality of evidence and whether expert medical or surveyor reports support the claim.
Conclusion
Damp and mould in rented homes are more than cosmetic problems — they can threaten health, damage belongings and breach the landlord’s legal obligations. If you see the signs of damp and mould, report them in writing, collect strong evidence, and escalate appropriately if repairs are not made. Early action and clear documentation make housing disrepair complaints easier to resolve and increase the chance of timely repairs or fair compensation.
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