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Helping tenants with damp and mould in their homes (England)

Private and social landlords (housing associations and local authorities) have statutory duties to repair and maintain their rented properties. Tenants should report damp and mould in their homes to the landlord and/or managing agent. Once the landlord/agent is aware of the issue, they should ensure it is addressed.   

Where landlords breach their statutory duties, tenants can seek redress through several means. These include: contacting the local authority environmental health team, referring the matter to the housing ombudsman, and taking action through the courts. There is online advice for private tenants on the risk of retaliatory eviction.  

Enforcing housing standards 

There are a number of legal standards related to damp and mould that private and social landlords must adhere to. 

Disrepair  

Sometimes the cause of damp and mould will be obvious, for example a leaking roof. Landlords have a statutory duty under section 11 of the Landlord and Tenant Act 1985 to: 

• keep in repair the structure and exterior of the dwelling; and  

• keep in repair and proper working order certain installations, for example, for the supply of water.  

Tenants can take legal action against their landlord for breaches of this statutory duty. 

Housing Health and Safety Rating System 

The Housing Health and Safety Rating System (HHSRS) is used by local authorities to assess the risk (the likelihood and severity) of a hazard in residential housing to the health and safety of occupants or visitors. Damp and mould growth is a defined hazard.  

Private and housing association tenants can request an inspection by a local authority environmental health officer (EHO). Where an EHO identifies a serious category 1 hazard under the HHSRS, they are required to take enforcement action to address it. For example, they might serve an improvement notice on the landlord. The housing charity Shelter provides further information on Local authority duties to deal with poor conditions. 

This route is less helpful for council tenants because a local authority can’t act against itself. 

Unfit housing 

All landlords have a statutory duty to ensure their properties are fit for human habitation at the start and throughout the tenancy. When determining whether a home is unfit for human habitation, regard must be had to its condition in respect of “freedom from damp” and any hazards as defined by the HHSRS. 

Tenants can take legal action against their landlord for breaches of this statutory duty. The government has published a guide for tenants on the Homes (Fitness for Human Habitation) Act 2018. 

Statutory nuisance  

Under the Environmental Protection Act (EPA) 1990, where damp and mould is prejudicial to health it might amount to a ‘statutory nuisance’. 

Private and housing association tenants can request an inspection by a local authority environmental health officer (EHO). Where a statutory nuisance is identified, the EHO must serve an abatement notice requiring the nuisance to be addressed.  

Alternatively, it is open to tenants to take legal action themselves. For further information, see Shelter Legal – Local authority statutory nuisance duties.  

Awaab’s Law 

Under The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, from 27 October 2025, social landlords are required to address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants within fixed timeframes.  

If social landlords fail to meet the requirements, tenants can hold them to account by seeking redress through the housing ombudsman or taking legal action through the courts (see below).  

The government has published guidance on Awaab’s Law for tenants in social housing and for social landlords.  

Regulatory standards for social housing providers 

Social housing providers are regulated by the Regulator of Social Housing and are required to meet regulatory standards which contain specific expectations and outcomes. Under the safety and quality standard, landlords must provide an effective and timely repairs and maintenance service, and must ensure their properties meet the decent homes standard. 

The decent homes standard is a non-statutory minimum quality standard for social housing in England. The standard sets four criteria for evaluating decency. It requires that: 

• homes are free of serious category 1 hazards (as assessed under the HHSRS); 

• are in a reasonable state of repair; 

• have reasonably modern facilities and services such as kitchens and bathrooms; and  

• have efficient heating and effective insulation.  

The Regulator has a series of powers at its disposal when it identifies serious failings in the way a social landlord is delivering the outcomes of their standards. 

Referring a complaint to an ombudsman 

In the first instance, tenants should report damp and mould in their homes to the landlord and/or managing agent. 

Where a reported problem isn’t addressed, social housing tenants can use their landlord’s internal complaints procedure. If this doesn’t resolve the matter it may be referred to the Housing Ombudsman Service. The ombudsman provides a free, independent and impartial complaints resolution service. The ombudsman’s determination may include recommendations or orders, for example for works to be carried out and/or a financial remedy.   

The Regulator of Social Housing does not resolve individual disputes between tenants and landlords. However, significant systemic issues with a social housing provider can be referred to the regulator for investigation: How to make a referral to us. 

The government has published information for social housing tenants on how to make complaints, and a factsheet which explains the role of the Regulator of Social Housing and Housing Ombudsman Service.     

There is currently no overarching ombudsman for the private rented sector. However, private sector letting and managing agents must belong to a government-approved redress scheme: The Property Ombudsman or The Property Redress Scheme. There is government guidance on the schemes. If a manging agent fails to respond to complaints about damp and mould, a complaint can be lodged through the relevant redress scheme.  

Taking legal action 

As noted above, as a last resort tenants normally have the option to use the courts to resolve disputes. Constituents should seek professional advice before undertaking legal action. The Advicenow website has information on seeking legal aid and assistance. There is also a Commons Library briefing on Legal help: where to go and how to pay. 

Future reforms 

The government is taking further action to improve standards in rented housing, including by: 

• introducing a decent homes standard to the private rented sector and providing local authorities with the power to enforce it. It has consulted on a reformed decent homes standard for social and privately rented homes and proposed that this is brought into force in either 2035 or 2037. The consultation closed on 12 September 2025 and the government is analysing the feedback.

• reviewing the Housing Health and Safety Rating System. 

• applying Awaab’s Law to the private rented sector. The government intends to consult on the details of this policy, including implementation timescales, in due course. 

• consulting on proposals to set a Minimum Energy Efficiency Standard (MEES) of EPC C or equivalent by 2030 for socially rented homes and for privately rented homes. Both consultations have closed and the government is analysing the feedback.

• introducing a new ombudsman service for the private rented sector. The government expects the new service to be ready in 2028. 

Further information  

For tenants/landlords 

Citizens Advice, If you have damp or mould in your rented home 

Shelter England, Damp and mould in private rented homes 

Shelter England, Damp and mould in social housing 

Housing Ombudsman, Damp and mould factsheet for residents and Damp and mould FAQs 

Ministry of Housing, Communities and Local Government, Guidance for social and private landlords on understanding and addressing the health risks of damp and mould in the home, August 2024 

Commons Library, Complaining to an ombudsman 

Commons Library, Legal help: where to go and how to pay 

Background 

Commons Library, Renters’ reform in England: What’s happening and when?, December 2025 

Housing Ombudsman, Learning from severe maladministration report, February 2025 

Housing Ombudsman, Follow up: Spotlight report on damp and mould, February 2023 

Commons Library, Health inequalities: Cold or damp homes, February 2023 

Commons Library, Housing conditions in the private rented sector (England), December 2022 

About the author: Hannah Cromarty is a senior researcher at the House of Commons Library specialising in housing and homelessness.

Disclaimer

The Commons Library does not intend the information in this article to address the specific circumstances of any particular individual. We have published it to support the work of MPs. You should not rely upon it as legal or professional advice, or as a substitute for it. We do not accept any liability whatsoever for any errors, omissions or misstatements contained herein. You should consult a suitably qualified professional if you require specific advice or information. Read our briefing for information about sources of legal advice and help.