Damp and mould: your rights as a tenant in England
Landlords already owe repair, fitness, and serious hazard duties in damp and mould cases. Awaab's Law is being extended to the private rented sector, but the detailed private rented sector timetable must be checked carefully against current official guidance.
Three legal layers matter here: section 11 of the Landlord and Tenant Act 1985 (structural repairs), the Homes (Fitness for Human Habitation) Act 2018 (habitability standard), and the planned private rented sector extension of Awaab's Law under the Renters' Rights Act 2025.
If your landlord refuses to act, request a free HHSRS inspection from your local authority's environmental health department. A Category 1 hazard triggers a legal duty on the council to serve an improvement notice on the landlord.
Free checkers
- Damp and mould checker
Check your landlord's legal duty and available escalation options. - Repairs checker
Check whether your landlord is in breach of their broader repair duty.
Related guidance inside this topic
- If your next step turns on damp, mould, and fitness duties, read landlord repairs checker.
- For the dates, forms, and evidence behind damp, mould, and fitness duties, see overview of tenant rights in England before you respond.
- If this issue overlaps with damp, mould, and fitness duties, check mould checker to compare the legal tests.
- For a fuller breakdown of damp, mould, and fitness duties, use private renter Awaab's Law guide for the underlying rule set.
- If you need the route-specific rules on landlord repair duties, start with no gas safety certificate article so you can check the dates and documents against your own case.
Related articles
- Tenant checklist England 2026
A stage-by-stage checklist for issues before move-in, during the tenancy, and at move-out. - Renters' Rights Act 2026: complete guide
The main reform guide covering Section 21 abolition, Section 8, rent increases, pets, and private rented sector enforcement changes. - Section 21 notice invalid: reasons and what to do
The defect checklist for legacy Section 21 notices, including deposit, gas safety, licensing, and retaliatory eviction points. - Section 21 abolished: what happens now?
The transition guide for pre-cutoff notices, the 1 May 2026 changeover, and when possession analysis switches to Section 8. - Rent increase rules in England
The split between pre-1 May 2026 and post-1 May 2026 section 13 rules, including Form 4, Form 4A, notice periods, and tribunal rights.
Common questions
- Is my landlord legally required to fix damp and mould?
- Yes. Damp and mould caused by a structural defect can fall within the landlord's repair duty under section 11 of the Landlord and Tenant Act 1985 and the Homes Act 2018. Those duties already apply now. Awaab's Law is being extended to the private rented sector, but the detailed PRS timetable must be checked carefully against current official guidance.
- What should I do first if I find damp or mould?
- Report it to your landlord in writing — email, text, or letter — with dated photographs attached. Keep a copy. This triggers the 14-day Awaab's Law investigation window and the section 11 repair duty. Give a clear 14-day deadline for investigation.
- What is Awaab's Law and does it apply to private tenants?
- Awaab's Law was extended to the private rented sector by the Renters' Rights Act 2025 from 1 May 2026. Landlords must investigate damp and mould reports within 14 days, begin repairs within seven days of confirming a hazard, and provide temporary accommodation if the property becomes uninhabitable.
Use the interactive checker on getrentersrights.com for the full step-by-step result.