Damp and mould in a rental: a landlord's step-by-step response

This guide covers England. It's general information, not legal advice. Rules in Scotland, Wales and Northern Ireland are different.

The short version

Take every damp or mould report seriously and reply quickly. Mould can harm health, especially for children and people with breathing problems.
Find the cause: a leak, water getting in from outside, rising damp or condensation.
Fix the cause, then treat the mould. Cleaning alone isn't enough.
Keep a dated record of the report, your inspection and the work done.

Why it matters

Damp and mould are among the most common hazards in rented homes. Councils can take action against landlords under the Housing Health and Safety Rating System, and for social housing Awaab's Law now sets strict deadlines. The government intends to extend it to private landlords. Where Awaab's Law is up to.

Step 1: Reply the same day

Thank the tenant, ask for photos of the affected areas if they haven't sent any, and arrange a time to look. Ask simple questions: when did it start, is it getting worse, and is anyone in the home unwell?

Step 2: Inspect and find the cause

Leaks: from pipes, the roof, gutters or a bath or shower seal. Look for patches that stay in one place and get bigger after rain or use.
Penetrating damp: water getting through walls, around windows or through cracks in render.
Rising damp: damp low down on ground floor walls, often with a tide mark.
Condensation: moisture from cooking, showers and drying clothes settling on cold surfaces, often in corners, behind furniture and around windows.

Get a professional to look if the cause isn't obvious.

Step 3: Fix the cause

Repair leaks and damaged guttering, seals or render. For condensation, check that extractor fans work and are powerful enough, that windows have trickle vents and that the heating works properly. Insulation and better ventilation often solve problems that get blamed on tenants.

Step 4: Treat the mould

Once the cause is fixed, get the mould cleaned off properly. Redecorate with mould-resistant paint where needed. Replace anything that can't be cleaned, like badly affected sealant or plasterboard.

Step 5: Follow up and keep records

Check back with the tenant after a few weeks to make sure it hasn't returned. Keep the photos, your messages, what you found and the invoices. If the tenant can help, for example by keeping the fans on, put that in writing politely as well.

In UnitCare, tenants can report damp with photos, you can ask for more photos in one tap, and every step is saved with dates on the report.