Almost always, yes. Dry rot is structural timber decay caused by moisture getting into the building, so fixing it (and the damp behind it) falls under your
On this page
Direct answer
Almost always, yes. Dry rot is structural timber decay caused by moisture getting into the building, so fixing it (and the damp behind it) falls under your landlord's repair duty for the structure. It spreads fast and can be a health and safety risk, so report it in writing as soon as you spot it and ask the landlord to investigate the cause.
Dry rot is one of the most serious forms of timber decay that can affect a rented property. It spreads quickly, causes significant structural damage, and can be a serious health concern. Understanding who is responsible for repairing dry rot, and how to get the problem addressed, is important if you have discovered it in your home.
What is dry rot?
Dry rot (caused by the fungus Serpula lacrymans) is a form of wood decay that breaks down the cellulose in timber, leaving it brittle, cracked, and structurally weakened. Despite its name, dry rot requires moisture to get started, it typically begins where there is damp and poor ventilation, before spreading even into drier areas.
Signs of dry rot include:
- A distinctive musty, mushroom-like smell
- Timber that is brittle, cracked, or crumbling (often in a cube-like pattern)
- White or grey cotton-wool-like growth on timber surfaces
- Brown or grey strands (mycelium) spreading across masonry or timber
- Orange or rust-coloured fruiting bodies (if the infestation is established)
- Damaged plaster, paint, or skirting boards around affected timber
Dry rot can spread through masonry as well as timber, meaning it can affect areas of the property beyond the original site of decay.
Is the landlord responsible for dry rot?
In most cases, yes. Dry rot is typically a structural problem connected to damp ingress, poor ventilation, or a building defect, all of which fall within the landlord's repair obligations.
Under section 11 of the Landlord and Tenant Act 1985, landlords must keep the structure and exterior of the property in repair. Structural timber, floor joists, roof timbers, door frames, window frames, is part of the structure. If dry rot has developed because of a damp problem or a defect the landlord was responsible for, the landlord must repair both the underlying cause and the decay itself.
The Homes (Fitness for Human Habitation) Act 2018 reinforces this: a property with active dry rot causing structural damage or serious damp is likely to fall below the fitness standard. The Housing Health and Safety Rating System (HHSRS) also treats damp and associated decay as a potential Category 1 hazard.
What if the dry rot developed because of my behaviour?
If dry rot has developed because the tenant caused damp, for example, by blocking ventilation, not using extractor fans, or causing water damage through negligence, the position is more complex. Tenants have a duty to use the property in a tenant-like manner, which includes not causing damage through negligence.
In practice, dry rot is rarely caused by tenant behaviour alone. The structural conditions that allow dry rot to take hold, inadequate ventilation, damp-proof failures, roof leaks, plumbing defects, are generally the landlord's responsibility to address.
What should I do if I find dry rot?
- Report it to the landlord immediately in writing, dry rot spreads and causes escalating damage, so prompt reporting is important. Use email or text to create a record.
- Document what you have found, photograph the affected areas, including any growth, mycelium, or damaged timber.
- Do not disturb it, moving or disturbing dry rot mycelium can spread spores and make the problem worse.
- Ask for a specialist inspection, dry rot treatment requires a specialist contractor. The landlord should arrange this and fund the remedial works.
If the landlord does not respond, contact the local authority environmental health department. Where dry rot is causing structural damage, environmental health can inspect and serve formal notices on the landlord.
When should I contact Support for Tenants?
We handle housing disrepair claims. Dry rot is a serious disrepair issue that can significantly reduce the habitability of a home and justify a claim for damages, including for the period during which you were living with the problem. Call us.
Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
Sources
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
- Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
- Housing Health and Safety Rating System Regulations 2005 (legislation.gov.uk)
Related articles
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only and not guaranteed; every case is different.
Related guides
Can I sue my landlord for mould?
Yes. If your landlord ignores damp and mould, you can claim. Here is the law and how it works.
Read
How to report damp to your landlord (and make it stick)
The exact steps to report damp in writing, what evidence to keep, and what your landlord must do under Awaab's Law. 5-minute read.
Read
Is condensation the landlord's fault or mine?
Often the landlord's. If condensation comes from poor ventilation, cold walls, or a building fault, it is their job to fix. Here is how to tell.
Read
Still stuck?
Call us free or start a claim online. We'll tell you honestly whether you have a case worth pursuing.