What are my rights as a tenant if my home has damp and mould?

For tenants in England whose rented home has damp or mould.

Applies to: England Last checked against official sources: 6 October 2026

If your rented home has damp or mould, tell your landlord straight away, and they must act.

Private landlords must repair things like the structure, heating and hot water.
If they do not fix problems that harm your health, your council's environmental health team must act.
Since 27 October 2025, Awaab's Law makes social landlords in England fix serious damp and mould within set times.
They must investigate significant damp and mould within 10 working days.
If you are still unhappy, social tenants can go to the Housing Ombudsman for free.

Different in Scotland, Wales or Northern Ireland

Rules may be different in:

Scotland: Check mygov.scot for Scotland
Wales: Check gov.wales for Wales
Northern Ireland: Check nidirect for Northern Ireland

Key facts

Report it straight away
Awaab's Law since 27 Oct 2025
Social landlords: investigate in 10 working days
Emergencies: within 24 hours

Who has these rights

You have rights about damp and mould if you rent your home in England from:

a private landlord. Your landlord must repair the structure and outside of the home, heating and hot water, pipes and drains, basins, sinks and baths, gas appliances and ventilation, and electrical wiring.
a council or housing association (social housing). You have the rights above, and also the extra time limits under Awaab's Law.

The rules for social housing: Awaab's Law

Awaab's Law came into force on 27 October 2025 in England. It sets deadlines for social landlords to deal with hazards. Right now it covers:

all emergency hazards (except overcrowding)
significant hazards caused by damp or mould

Step	Emergency hazard	Significant damp or mould
Investigate	Within 24 hours	Within 10 working days
Make safe	Within 24 hours	Within 5 working days of the investigation
Written summary to you	Within 3 working days of the investigation	Within 3 working days of the investigation
Further works	Start or plan within 5 working days, and start within 12 weeks at the latest	Same

If your landlord cannot make your home safe in time, they must offer you suitable somewhere else to stay, for as short a time as possible. You can choose whether to accept.

Who might not be covered

Temporary accommodation: if you have a licence agreement, not a social housing tenancy, Awaab's Law may not apply. Ask your landlord what agreement you have.
Private renters: Awaab's Law time limits above are for social housing. Private renters still have the repair rights listed above.

What you need to do

Report the damp or mould straight away, using your landlord's official contact methods (phone, email or online system).
Tell them who lives with you and about any health conditions that could be made worse.
Take photos and keep a record of what you report and when.
Let your landlord in to inspect and repair. They must give you reasonable notice (24 hours, except in emergencies).

Only do repairs yourself if your tenancy agreement says you can.

If the problem is not fixed

Social housing:

Use your landlord's formal complaints process.
If you are still unhappy, contact the Housing Ombudsman. It is free and independent. Phone 0300 111 3000.

Private renting:

Contact your local council's environmental health team. They must act if the problem is a danger to your health.
The council can assess your home using the Housing Health and Safety Rating System.

Citizens Advice can also give free help.

If you live in Scotland, Wales or Northern Ireland

Awaab's Law and these rules are for England. Scotland and Northern Ireland have their own housing standards and ways to complain.

Related guides

Where this comes from

Get it done

This takes you to the official service, which is free to use.

Read about repairs in private renting

Common questions

How long does a social landlord have to deal with damp and mould?

Under Awaab's Law they must investigate a significant damp and mould hazard within 10 working days, and an emergency hazard within 24 hours.

What if my private landlord ignores mould?

Contact your local council's environmental health team. They must act if the problem is a risk to your health.

Does Awaab's Law cover temporary accommodation?

Not always. If you have a licence agreement rather than a social housing tenancy, Awaab's Law may not apply.

Official sources

1.Private renting: repairswww.gov.uk/private-renting/repairs
2.Awaab's Law: guidance for tenants in social housingwww.gov.uk/government/publications/awaabs-law-guidance-for-tenants-in-social-housing/awaabs-law-guidance-for-tenants-in-social-housing
3.Awaab's Law: guidance for social landlordswww.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords

Checked against GOV.UK on 6 October 2026

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