Damp and mould: a guide for landlords and letting agents in England

If a tenant reports damp or mould, you need to get a competent person to find the cause, fix it, and keep a record of every step. For social landlords there are now fixed legal deadlines. For private landlords the deadlines are only proposed, but the duty to repair isn't new.

Mould and Damp is a free matching service. Tell us the postcode and we pass the job to one independent damp and mould specialist who covers it. They contact you and quote you directly.

This page is general information, not legal advice. Each rule links to the official source. Rules marked In force apply now; Proposed means not yet law.

Social landlords: Awaab's Law

In force Since 27 October 2025, councils and housing associations in England have had to meet set timescales for damp and mould hazards that present a significant risk of harm, and for all emergency hazards. This is the first phase of Awaab's Law, under the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. The government guidance on timeframes sets them out:

Approved, not yet in force A second phase starts on 30 November 2026, according to the government's phase 2 guidance. It adds hazards such as excess cold and heat, falls, fire and electrical hazards, with the same timescales. A third phase covering most other housing hazards is planned for 2027. Our Awaab's Law guide has the detail.

Private landlords: the rules today

In force There are no Awaab's Law deadlines for private renting yet, but private landlords already have legal duties that cover damp and mould:

• Repairs. You must keep the structure and outside of the home in repair, including gutters, drains and external pipes, along with the water, heating and sanitation installations. Landlord and Tenant Act 1985, section 11.
• Fitness for human habitation. The home must be fit to live in at the start of the tenancy and throughout it (section 9A). Freedom from damp and adequate ventilation are among the things that count (section 10). A tenant can take a landlord to court over it.
• Housing Health and Safety Rating System (HHSRS). Damp and mould growth is one of the hazards the council's environmental health team assesses (HHSRS regulations, schedule 1). If they find a serious (Category 1) hazard they can serve an improvement notice requiring work (Housing Act 2004, section 11). Gov.uk has an HHSRS guide for landlords and agents.

Since 1 May 2026, under the Renters' Rights Act 2025, section 21 "no fault" evictions have ended and assured shorthold tenancies have become periodic tenancies. Ending a tenancy now needs a legal ground, so a damp problem can't be dealt with by simply asking the tenant to leave.

Private landlords: what's coming

• Proposed Awaab's Law for private renting. The government published a consultation on 9 October 2026, closing at 11:59pm on 18 December 2026. It suggests the same timescales as social housing as a starting point and asks about alternatives. It would be enforced through the tenancy itself, so a tenant could go to court, and through the new landlord ombudsman. No start date is set; the consultation says 2027 is the earliest that would be feasible.
• Not yet in force Decent Homes Standard. A reformed standard will cover private rented homes for the first time, including a criterion that homes should be free from damp and mould. The government's response says it will apply from 2035.
• Not yet in force Landlord database. Private landlords will have to register each rental home. The government's Housing Hub says registration opens region by region, starting with the West Midlands on 15 December 2026, with a fee of £65 per property per year.
• Not yet in force Private landlord ombudsman. Created by the Renters' Rights Act, with landlords expected to have to join in 2028.

Keep a paper trail

Whatever rules apply to you, a clear record protects you and helps the tenant. For each report, keep:

• the date and time the tenant told you, and how (email, text, call, portal)
• when you replied and what you said
• dated photos before, during and after the work
• when the specialist visited, what they found, and their written report or quote
• the written summary you sent the tenant (social landlords must send one)
• when the work started and finished, and any follow-up visit to check it worked
• any time you couldn't get access, with the dates you tried

Store it with the tenancy file. If a council officer, the Housing Ombudsman or a court asks what you did and when, this is your answer.

Getting a competent person in quickly

The point of the Awaab's Law deadlines, and the reason they're likely to spread to private renting, is that damp left for weeks gets worse and harms people. In practice, the slow part is often finding someone to come out. That's what Mould and Damp is for: one form, passed straight to one local specialist, who contacts you.

When you send it, say that a tenant has reported the problem and roughly when. If the tenant is vulnerable, or there are signs of an emergency such as a ceiling bowing from a leak, say that too. Remember the specialist will need to arrange access with the tenant, and the law expects you to give at least 24 hours' notice in writing before entering to view the condition of the home (section 11(6)).

Look for someone who will investigate the cause, not just treat the mould. A damp and mould survey with a written report is a good start.

For letting agents

If you manage homes for landlords, you're usually the first to hear about damp. A few things help:

• Agree in your management terms who authorises damp investigations, and up to what amount, so you aren't waiting for a landlord to reply before booking a visit.
• Log every report with its date and time, and acknowledge it to the tenant in writing.
• Pass the specialist's findings to the landlord straight away, with the recommended work and price.
• Keep the records with the property file so they survive a change of agent.

Choose "letting agent" on the form and tell us how many homes you manage. Each job still goes to one specialist for that postcode.

Facts, dates and prices on this page were last checked on 29 October 2026.