Damp in a Rented Property? Your Rights and What to Do Right Now

This article is general guidance to help you act quickly. It is not legal advice, and how the law applies can depend on your tenancy and circumstances. For help with your own situation, Shelter, Citizens Advice, or your local council can give tailored advice, free of charge.

Your Landlord’s Responsibility — In Plain English

If your rented home has damp or mould, the landlord is usually responsible for fixing the structural cause. Under the Homes (Fitness for Human Habitation) Act 2018, rented homes in England are generally expected to be fit to live in throughout the tenancy, and damp and mould are among the hazards it covers. Exactly how the law applies to your particular tenancy can vary, so treat this as a starting point rather than the final word.

What this means in practice: if the damp is caused by a leaking roof, broken guttering, defective plumbing, poor insulation, or inadequate ventilation that the building should have, that is normally the landlord’s responsibility to put right. You should not have to live in a damp home, and tenants who report disrepair often have some protection from so-called “retaliatory eviction” — though that protection has conditions and depends on your tenancy, so get advice if a notice follows your complaint.

What to Do When You First Notice Damp

Step 1 — Report It in Writing

Tell your landlord or letting agent about the problem in writing — email is fine. Describe what you are seeing (condensation, damp patches, mould), where it is, and when you first noticed it. Take dated photographs.

Written reports matter because they create a timeline. If the problem escalates and you need to take further action, having a clear record of when you reported it and what response you received is essential.

Step 2 — Give Your Landlord Reasonable Time to Respond

Your landlord should acknowledge the report and arrange an inspection. What counts as “reasonable” depends on the severity — a ceiling dripping water is urgent; mild condensation on a bathroom window is not.

For social housing tenants, Awaab’s Law (in force since late 2025) sets specific timescales for damp and mould: the landlord must investigate within 10 working days, provide a written summary of findings within 3 working days of that investigation, and make the property safe within 5 working days where a hazard is found — with emergency hazards addressed within 24 hours. For private tenants, equivalent fixed statutory timescales are not in force in the same way at present, but the general obligation to deal with serious damp under fitness-for-habitation rules still applies. The Government has said it intends to extend Awaab’s Law-style timescales to the private rented sector through the Renters’ Rights Act in the future, though the detail and timing are still being worked out. If you are not sure which rules apply to you, Shelter or Citizens Advice can confirm.

Step 3 — Escalate If Nothing Happens

If your landlord does not respond within a reasonable time, you have options:

Contact your local council’s Environmental Health team. An Environmental Health Officer (EHO) can inspect the property, assess whether the damp constitutes a health hazard under the Housing Health and Safety Rating System (HHSRS), and serve improvement notices on the landlord.

Social housing tenants: if your housing association is not acting, you can complain to the Housing Ombudsman once you have been through the landlord’s own complaints process.

Keep records. Every email, every phone call logged, every photo. If you eventually need a court order or a compensation claim, your evidence trail is everything.

What You Can Do Right Now — While You Wait

Reporting the problem and waiting for the landlord to act does not mean you have to sit in a damp room. There are practical steps you can take to protect yourself and your belongings while repairs are being arranged.

Reduce Moisture in the Air

• Open windows for 10-15 minutes twice a day, even in winter
• Run extractor fans in the kitchen and bathroom when cooking or showering
• Avoid drying clothes on radiators — this releases litres of moisture into the air
• Keep lids on pans when cooking
• Wipe condensation off windows in the morning

Control Humidity with a Dehumidifier

If the damp is making the property uncomfortable or you are seeing mould appear, a dehumidifier brings humidity under control while you wait for structural repairs.

A compact dehumidifier (19-20L) handles a single room. For persistent dampness across multiple rooms, a larger commercial unit extracts moisture faster and more effectively.

Important note: a dehumidifier is a temporary measure. It manages the symptom (excess humidity) but does not fix the cause (a structural defect, poor ventilation, or water ingress). Your landlord still needs to make the repair. In the meantime, a dehumidifier helps stop mould spreading, protects your furniture and belongings, and makes the property more liveable.

Clean Existing Mould Safely

Wipe mould off hard surfaces with a mould and mildew remover (available from any hardware shop). Wear gloves and open a window while cleaning. Do not dry-brush mould — it releases spores into the air.

For mould on soft furnishings, clothes, or curtains, professional cleaning may be necessary. Document everything — if the mould was caused by the landlord’s failure to maintain the property, you may be able to claim compensation for damaged belongings.

Can You Claim Equipment Costs from the Landlord?

Potentially, yes. If you have hired drying equipment because the landlord failed to act within a reasonable time, the cost may form part of a compensation claim — whether through the courts, the Housing Ombudsman, or mediation. Whether a claim succeeds depends on the facts, so this is not a guarantee.

Keep the hire receipt, take photographs of the equipment in use, and note the dates. This evidence helps show you took reasonable steps to limit damage while the landlord delayed.

It is worth discussing this with Shelter or Citizens Advice before making a formal claim — they can advise on your specific situation.

Where to Get Free Advice

Shelter — free housing advice for England. Covers tenant rights, landlord obligations, and how to escalate complaints, with a helpline available.

Citizens Advice — free, impartial advice on housing, tenant rights, and how to deal with landlords who will not act. Walk-in and phone services available.

Your local council Environmental Health team — search your council’s website for “environmental health” or “housing complaints.” They can inspect the property and enforce standards.

Frequently Asked Questions

Related reading: if you are a landlord wanting to understand your obligations on damp and mould timescales, see our guide to Awaab’s Law and landlord damp deadlines.