Damp and mould frequently asked questions

Damp is the build-up of moisture in a home. Damp happens when there are leaks, poor property condition, or other problems.

Damp affects building materials such as walls, floors, and ceilings. It can affect home furnishings and belongings too. Damaging things like carpets, curtains, wallpaper, furniture, and clothes.

Common types of damp include rising damp, penetrating damp, and condensation.

When damp is present in a building it can lead to the growth of mould and other microorganisms.

Yes, if left untreated. Damp and mould can produce allergens, irritants, and spores which can harm a person’s health.

Damp and mould can cause ill health in anyone. However, people with underlying health conditions and weakened immune systems can be at greater risk.

GOV.UK have guidance on the health risks.

Understanding and addressing the health risks of damp and mould in the home - GOV.UK (www.gov.uk).

If you notice damp or mould in your home, you should report it to your landlord straight away.

How to report damp and mould to your landlord:

• clearly say which rooms are affected and if it's spreading
• say if this is a new problem or one you've reported before
• tell your landlord if you think your building or any outstanding repairs may be causing the problem
• seek advice from your GP if you are feeling unwell
• make sure a room has ventilation where moisture is present

More information is available on our damp and mould support guide.

If you smell damp or mould but cannot see it, it could be hiding behind wallpaper, carpets, pipes, furniture, or inside heating and ventilation units.

Do not try to remove these yourself. Pulling up carpets or wallpaper can release mould spores.

Report the problem to your landlord so a professional can deal with it safely.

Act quickly if you find damp or mould. Fast action helps stop damage and prevents it spreading through the building.

Landlords should follow their policy for dealing with damp and mould, arrange an inspection by a qualified surveyor, and check if anyone in the household has health conditions that make them more vulnerable.

You can find best practice guidance in our Spotlight report and Centre for Learning training.

Yes. Landlords should have a policy that says how they will monitor their homes and deal with problems quickly and effectively. It should also include how the landlord will comply with Awaab’s Law or the landlord may have a separate policy on Awaab’s Law.

Landlords need to understand their properties and decide if they require a dedicated strategy to tackle urgent issues.

Landlords should take a proactive approach to damp and mould and must comply with Awaab’s Law if applicable. Our Spotlight report on damp and mould sets out recommendations.

It should not be necessary for a resident to need to instruct a solicitor to have their issue resolved. We would always recommend putting things right as quickly as possible.

A legal claim for disrepair (housing condition) is only issued once the court issues a claim form. Before this point, the landlord should follow the Pre-action Protocol for Housing Condition Claims (England).

It is for landlords to determine if they feel acting will prejudice any legal case, but we say in the Follow up: Spotlight on damp and mould report not to hide behind legal proceedings. Therefore, landlords could carry out repairs as soon as they are able to. So, if you know there’s an issue that needs rectifying - act quickly. Do not wait for legal proceedings to finish.

Focus on what you will do and what you need from the resident. Create a joint plan instead of placing blame.

In most cases, the problem involves more than lifestyle, so work together to find solutions.

If your investigation shows lifestyle and not the property are causing the problem, explain this clearly. Use a supportive, practical tone. Avoid accusations and give suggestions that are helpful and easy to follow.

Parliament enacted the Social Housing (Regulation) Act 2023 under which it made the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, known as Awaab’s law.

The regulations create prescribed requirements which are actions that landlords must take when a resident reports a potential emergency hazard or significant hazard. Damp and mould could be either type of hazard.

Landlords must assess reports of damp and mould. If there may be an emergency hazard or significant hazard present, they must investigate within set timeframes. If following investigation one of these types of hazards is present, then they must follow the prescribed requirements.

The prescribed requirements set out the actions the landlord must take to make safe, and to carry out any further or preventative works. The landlord will also need to provide a written summary and consider whether it needs to offer suitable alternative accommodation.

We have a range of resources available online.

Awaab's Law key topics page

Hazards key topics page

Awaab's Law and hazards support guide

Our Centre for Learning offers a range of training on damp and mould.

You can find out more about our Centre for Learning webinars, reports, and online workshops on the damp and mould page on our website.

Member landlords can also log in to the Learning Hub to view the training on responding to reports of damp and mould.