Guides › Rent and Deposits › Damp and Mould: Landlord Will Not Fix It
Damp and Mould: Landlord Will Not Fix It
Tell your landlord about damp and mould in writing and keep paying rent. Your landlord is always responsible for repairs to the structure, heating and hot water. If nothing happens, contact your council's environmental health team. In council and housing association homes, Awaab's Law sets deadlines: significant damp and mould must be investigated within 10 working days.
At a Glance
Your Rights
What the rules say, with a link to the official source for each.
Private Renting
Repairs
Your landlord is always responsible for repairs to the structure and exterior, heating and hot water, gas appliances and electrical wiring. Contact your landlord if your home needs repairs or has mould, and keep paying rent while you wait. source
The Council
If repairs are not done, contact the environmental health department at your local council. It must take action if it thinks the problems could harm you or cause a nuisance to others. source
Awaab's Law (Social Housing)
The Deadlines
Awaab's Law applies to most council and housing association tenants. Emergency repairs must be done within 24 hours. Significant damp and mould hazards must be investigated within 10 working days, with a written summary within 3 working days of the investigation, and made safe within 5 working days after it. source
Complaining
Complain through your landlord's complaints process; if you are unhappy with the final response, take it to the Housing Ombudsman. Court action is also possible. source
Time Limits to Know
Miss a deadline and you can lose a right. Check the dates on your own paperwork.
- 10 working daysSocial landlord investigates significant damp and mouldAwaab's Law
- 5 working daysMade safe after the investigationAwaab's Law
Steps to Take
Step 1 of 5
Take dated photos of the damp and mould and any damage to belongings.
Step 2 of 5
Report it to your landlord in writing and keep a copy. Our free letter templates can write it for you.
Step 3 of 5
Keep paying your rent while you wait.
Step 4 of 5
Private renters: if nothing happens, contact the council's environmental health team.
Step 5 of 5
Social tenants: use the landlord's complaints process, then the Housing Ombudsman.
(Tap the numbers to reveal steps)
Where to Go If It Is Not Put Right
Your options, in order, and when each one applies.
Your Landlord, in Writing
Always start here, and keep a copy.
Council Environmental Health
If repairs are not done (private renters especially).
Housing Ombudsman
Social housing tenants, after the landlord's final response.
Shelter England
Free advice on deposit claims and eviction notices.
Good to Know
Small things that make your complaint stronger.
If anyone in your home has health problems made worse by the mould, say so in your report.
Want Help?
If you would like one of our team to look at your problem, our initial case review is free. We cannot guarantee any outcome and we do not give legal advice.
Lead reviewer
Luke Marley
Founder and Lead Reviewer
Luke founded CPUK in 2026 after seeing how hard it is for ordinary people to get problems with companies put right. He oversees our guides and checks them against official sources.
Research by Katie Burt, Co-founder and Operations Lead (17 years in the care sector, including managing services for vulnerable adults), and the CPUK Research Team. Researched with AI-assisted research tools, then checked and corrected by our team.
Last checked: 13 October 2026. We are not paid by the companies we write about. Adverts never affect our guidance. Read our editorial policy.
Sources and official links
- gov.uk/private-renting/repairs Checked 13 October 2026
- gov.uk/government/publications/awaabs-law-guidance-for-tenants-in-social-housing/awaabs-law-guidance-for-tenants-in-social-housing Checked 13 October 2026
- england.shelter.org.uk/housing_advice/tenancy_deposits/check_your_tenancy_deposit_is_protected/deposit_not_protected Checked 12 October 2026