Can my landlord evict me for reporting mould?

No. Retaliatory eviction is illegal under the Deregulation Act 2015. If your landlord tries to evict you after a complaint, seek legal advice immediately.

Is damp and mould a reason to withhold rent?

Do not withhold rent without legal advice — it can put you at risk of eviction. Instead, report to the council and seek advice from Shelter or Citizens Advice.

Who pays for a damp survey?

Your landlord should investigate at their expense. If they refuse, your local council can inspect for free. A private survey costs £200-£500 but strengthens your case.

Does Awaab's Law apply to private landlords?

Currently it applies to social housing. Private landlords are covered by HHSRS and the Fitness for Habitation Act, which also require them to fix damp and mould.

Can I fix the mould myself and deduct the cost from rent?

Only if you have written agreement from your landlord. Otherwise, document the problem, report it formally, and let the legal process work.

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Your Rights

Landlord Responsibilities for Damp and Mould UK — Your Rights in 2026

Updated June 2026

If your rented home has damp or mould, your landlord has a legal duty to fix it. Since Awaab's Law came into force, UK landlords must respond to damp and mould reports within strict time limits — or face enforcement action. But many renters don't know their rights, and many landlords still try to blame "lifestyle choices" rather than fix the building. This guide explains exactly what your landlord must do, what evidence you need, and what you can do to protect your health while waiting for repairs.

Quick answer

Since Awaab's Law (2024), social housing landlords must investigate damp and mould within 14 days of a report, start repairs within 7 days of investigation, and complete emergency repairs within 24 hours if there is a serious health risk. Private landlords must keep the property free from Category 1 hazards including damp and mould under the Housing Health and Safety Rating System (HHSRS).

What is Awaab's Law?

Awaab's Law is named after two-year-old Awaab Ishak, who died in 2020 from respiratory failure caused by mould exposure in his social housing flat in Rochdale. The coroner ruled that the mould in his home directly caused his death. His family's campaigning led to one of the most significant changes in UK housing law in decades.

The Social Housing (Regulation) Act 2023 introduced Awaab's Law, which came into force in 2024. It sets strict legal time limits for social housing landlords to investigate and fix damp and mould problems. For the first time, landlords who fail to act can face enforcement action, fines, and regulatory sanctions.

While the law currently applies specifically to social housing providers, it has raised the standard expected of all landlords. Private landlords are still covered by the Housing Health and Safety Rating System (HHSRS) and the Homes (Fitness for Human Habitation) Act 2018 — both of which require them to keep properties free from damp and mould hazards.

What your landlord MUST do

1Respond to your damp/mould report within 14 calendar days
2Investigate the cause (not just blame your lifestyle)
3Begin repairs within 7 days of completing the investigation
4Complete emergency repairs within 24 hours if there is a serious health risk
5Keep the property free from Category 1 hazards under HHSRS
6Ensure the property is fit for human habitation under the Homes (Fitness for Human Habitation) Act 2018

What your landlord CANNOT do

Cannot blame you for "lifestyle" without investigating the building first
Cannot ignore your report or delay indefinitely
Cannot charge you for repairs caused by structural issues
Cannot evict you in retaliation for reporting damp (retaliatory eviction is illegal under the Deregulation Act 2015)
Cannot claim mould is cosmetic and refuse to fix it

How to report damp and mould to your landlord

Document the problem

Take photos with date stamps, measure humidity with a hygrometer. A £10 hygrometer provides the evidence you need to prove your home is dangerously humid.

Write to your landlord in writing

Email or letter — not just verbally. Verbal reports are hard to prove if you later need to escalate.

Describe the problem, when it started, and how it affects your health

Be specific. Mention any breathing problems, allergies, or sleep disruption caused by the damp or mould.

Include your humidity readings and photos

Attach dated photos and daily humidity logs. Evidence is your strongest tool if the landlord delays.

Request a written response within 14 days

Set a deadline. Under Awaab's Law, social landlords must investigate within 14 days. Ask for confirmation of receipt.

Keep copies of everything

Save every email, letter, photo, and response. Create a folder on your phone or computer dedicated to this issue.

What to do while waiting for repairs

While your landlord is legally responsible for fixing the cause, you can protect your health and your belongings with these affordable products. A £10 hygrometer provides documented evidence of the problem. A portable dehumidifier can drop humidity from 80% to 55% within days. To kill existing mould safely, use a specialist spray. None of these replace proper repairs — but they make the situation liveable while you wait.