Maintenance
Damp and mould in a rented home: who is responsible?
By Oscar Mustill, Founder of LeaseLink ยท Last updated 21 October 2026
Quick answer
Landlords are responsible for damp and mould caused by the building: leaks, rising or penetrating damp, faulty heating, or poor ventilation and insulation. Tenants are expected to heat and ventilate reasonably. Serious damp and mould is a health hazard councils can enforce against. Awaab's Law, which sets strict repair deadlines, is due to extend to private rentals in the 2030s.
At a glance: who fixes what
| Cause | Typical signs | Usually responsible |
|---|---|---|
| Leak (roof, gutter, pipe) | Patch that grows after rain or near pipes | Landlord |
| Penetrating damp | Damp on outside walls, worse in wet weather | Landlord |
| Rising damp | Tide mark up to about 1 metre from the floor | Landlord |
| Condensation from poor ventilation or insulation | Black mould in corners, on window frames, behind furniture | Landlord, if the building can't be kept dry with normal use |
| Condensation from daily living | Wet windows in the morning, steamy bathroom | Shared: tenant ventilates and heats, landlord provides working fans and heating |
What does the law say?
Landlords must keep the structure, exterior, heating and water installations in repair. Homes must also be fit to live in, and damp and mould growth is one of the official housing health hazards councils assess. Government guidance says landlords should treat damp and mould as a health risk and act quickly, not blame tenants' lifestyles.
How do you tell condensation from damp?
- Condensation appears as water on cold surfaces and black spotty mould in corners, on window seals and behind wardrobes. It's worst in winter and in bathrooms, kitchens and bedrooms.
- Penetrating damp shows as patches on outside walls or ceilings that spread after rain.
- Rising damp leaves a tide mark and crumbling plaster low on ground-floor walls.
- Leaks cause a defined wet patch, often with staining, near pipes, bathrooms or under the roof.
What should a landlord do when damp is reported? (step by step)
- Respond the same week. Acknowledge the report in writing and book an inspection.
- Find the cause, not just the mould. Check gutters, roof, pipes, extractor fans, heating and insulation.
- Fix the cause first. Repair leaks, replace broken fans, improve ventilation or insulation.
- Treat the mould safely. Clean or treat affected areas once the cause is solved.
- Agree simple habits with the tenant, such as using extractor fans and drying clothes outside where possible.
- Check again in 4 to 6 weeks to make sure it hasn't come back.
- Keep a dated record of the report, photos, work and follow-up.
What is Awaab's Law and does it apply to private landlords?
Awaab's Law sets legal deadlines for investigating and fixing serious hazards like damp and mould. It already applies to social housing. The government plans to extend it to private rentals in the 2030s and will consult on dates first. Separately, the Decent Homes Standard is planned for private rentals from 2035 or 2037.
If you're a tenant
- Report it in writing with photos and dates, through your landlord's app or by email.
- Keep heating and ventilating: open trickle vents, use extractor fans, and wipe condensation each morning.
- If nothing happens within a reasonable time, contact your council's private housing or environmental health team. They can inspect and order repairs.
- Get free advice from Shelter or Citizens Advice, especially if anyone in the home has a health condition.
How LeaseLink helps
- Maintenance requests let tenants report damp with photos, and give both sides a dated record.
- AI DIY guidance suggests safe first steps for tenants while a repair is arranged.
- TradeLink helps landlords find local trades for roofing, plumbing and ventilation work.
- Messages keep every conversation about the issue in one place.
Frequently asked questions
Is black mould the landlord's responsibility?
Usually, if it's caused by leaks, damp, faulty heating or poor ventilation or insulation. Tenants must ventilate and heat reasonably.
Can a landlord blame the tenant for condensation?
Only if the property has working ventilation and heating and the tenant isn't using them. Government guidance warns landlords not to blame lifestyle by default.
How long does a landlord have to fix damp and mould?
There's no fixed deadline for private rentals yet, but they must act within a reasonable time. Awaab's Law deadlines are planned for the 2030s.
Can I withhold rent because of mould?
No. Withholding rent can lead to arrears and eviction. Report it in writing and contact your council if it isn't fixed.
Who do I contact if my landlord won't fix damp?
Your local council's private housing or environmental health team.
Does damp affect an EPC or insulation upgrade?
Often. Insulation and heating upgrades for EPC C by 2030 can reduce condensation, but must be fitted with proper ventilation.
Sources
This article is general information, not legal advice.