Damp and mould rules for landlords: duties, surveys and costs

Landlords in England must already deal with damp and mould under existing law: the Housing Health and Safety Rating System, the fitness for human habitation duty and their repair obligations. Awaab’s Law, with fixed deadlines, applies only to social landlords so far. This page is the overview; the guides linked below go into detail on the law, surveys and costs.

The government’s guidance for rented housing providers, Understanding and addressing the health risks of damp and mould in the home (updated 1 April 2026), is the best single document on the subject, and this hub follows it. It is non-statutory guidance, but it sets out what councils, tribunals and courts will expect a reasonable landlord to have done.

Why does damp and mould matter for landlords?

The guidance explains that damp and mould can produce allergens, irritants and mould spores that are harmful to health. Most people breathe them in, so they mainly affect the airways and lungs. The effects include cough, wheeze and shortness of breath, an increased risk of airway infections, and the development or worsening of conditions such as asthma. They can also affect the eyes and skin, and mental health. The more serious the problem and the longer it is left, the worse the effects are likely to be.

Anyone can be affected, but people with underlying health conditions, weakened immune systems, children and older adults are at greater risk. Awaab Ishak, aged two, died in 2020 from a severe respiratory condition caused by prolonged exposure to mould in his family’s socially rented home, which is why the fixed-deadline law bears his name.

What does the law require of private landlords?

Government guidance lists the main legal standards. The table is a summary for England; the nations differ and are covered below.

Existing law sets no specific timescale for repairs: landlords must act within a reasonable period once told. The guidance adds that landlords should always respond promptly, and treat the problem as urgent where there is significant damp and mould or a concern for tenant health.

Does Awaab’s Law apply to private landlords?

Not yet in England. Awaab’s Law, the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, has applied to social landlords since 27 October 2025. It sets 24 hours for emergency hazards, and for significant damp and mould, 10 working days to investigate, 3 working days to give the tenant a written summary and 5 working days to make safe. A second phase for social housing is planned from 30 November 2026.

The Renters’ Rights Act 2025 gives the government power to extend the approach to private tenancies. A consultation opened on 9 October 2026 and closes at 11.59pm on 18 December 2026; the government says the earliest feasible implementation date is 2027. Read our guide to Awaab’s Law and private landlords for the dates, the timescales and a practical process you can adopt now.

How should a landlord respond to a report of damp or mould?

The guidance sets out a clear approach. In short:

1. Respond with urgency and sensitivity, and do not wait for medical evidence; it is not a requirement for action.
2. Tell the tenant what will be done and the likely timescales.
3. Photograph and document the mould before removing it, to help identify the source.
4. Remove the mould safely; small amounts may be dealt with by the tenant or landlord, but larger areas should be dealt with by qualified professionals.
5. Identify and tackle the underlying cause. Simply removing surface mould will not stop it returning.
6. Inspect the home at least six weeks after remedial work to check the problem has not come back.

The guidance prefers an in-person inspection to an assessment from photographs, and cautions that landlords should not assume they can diagnose every problem themselves.

What are the main types of damp?

When should a landlord commission a damp or mould survey?

When the cause is unclear, the problem keeps coming back, the area is large, a tenant’s health is affected, or someone is quoting for expensive damp-proofing. The guidance names professionals who can help, including building surveyors, damp surveyors holding certifications such as CSRT, CSSW, CRDS and CSDTB/CSDB, ventilation specialists and council environmental health officers. Our guide to damp survey cost explains the difference between an independent survey and a free one from a treatment company, and what a good report contains.

These come from published cost guides and provider pages, not our own survey; they vary by region and what is included. The sources are in the survey cost guide.

How do you stop damp and mould coming back?

The guidance asks landlords to be proactive: have a process to log and act on reports, understand the condition of your homes, and fix ventilation, energy efficiency and building defects before problems start. Its checklist covers working extractor fans in kitchens and bathrooms, adequate heating and insulation, sound gutters and roofs, and a damp-proof course that is not bridged. Work on heating and ventilation systems and window replacement is controlled work under the Building Regulations, so use someone registered with a competent person scheme or go through building control.

The guidance also says landlords should help tenants understand small changes, such as cooking with lids on and keeping internal doors shut when cooking and bathing, but this must never be a substitute for fixing the underlying cause. See also our guide to EPC rules for landlords for the energy efficiency side.

What are the penalties for getting it wrong?

• Council action. Improvement notices, prohibition orders or works carried out by the council and charged to the landlord, with prosecution and potentially an unlimited magistrates’ court fine, or a financial penalty set by the council. The guidance quotes up to £30,000 for the council penalty; the Renters’ Rights Act has changed some maximum penalties, so check the current figure with your council.
• The new £7,000 penalty for failing to take reasonably practicable steps to keep a home free of category 1 hazards.
• Tenant claims. A tenant can sue under the 2018 Act; the court can order works and award compensation.
• Statutory nuisance. A legal notice requiring the nuisance to be abated, and prosecution if it is ignored.

Keep a dated log for each property. The guidance notes that landlords who have taken all possible remedial action may be able to defend formal action even if damp and mould persists.

Damp and mould rules in England, Wales, Scotland and Northern Ireland

Guides in this section

• Awaab’s Law and private landlords: status, dates, timescales and a practical damp and mould process.
• Damp survey cost: published prices, independent versus free surveys, qualifications and what a report should contain.
• Renters’ Rights Act landlord compliance: the wider changes that affect repairs and enforcement.
• EPC rules for landlords: energy efficiency requirements that bear on condensation.
• Compliance checker: see which obligations apply to your property.

This guide explains the rules as published on 30 October 2026; for a specific property, check with your local council or a qualified professional.