Mould from damp walls and ceilings does not only affect the property itself. It spreads onto furniture, clothes, shoes, books, and other belongings. If your
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Mould from damp walls and ceilings does not only affect the property itself. It spreads onto furniture, clothes, shoes, books, and other belongings. If your possessions have been damaged by mould caused by your landlord's failure to repair, you may be able to claim compensation. We cover when the landlord is liable and what you can do.
Key facts
- The 2024 to 2025 English Housing Survey found about 5% of homes in England, around 1.4 million, had a problem with damp, most common in privately rented homes (10%). English Housing Survey 2024-25, GOV.UK
- Official guidance from the UK Health Security Agency and the Department of Health and Social Care links damp and mould in homes in England to around 5,000 cases of asthma and 8,500 lower respiratory infections among children and adults. Health risks of damp and mould, GOV.UK
Why does mould spread to belongings?
When a home has damp, from penetrating water, a leaking roof or pipe, failed external walls, or structural condensation, the excess moisture in the air settles on surfaces throughout the room. Mould grows where there is moisture and warmth. This means:
- Clothes stored in wardrobes against damp external walls are particularly at risk
- Shoes, leather goods, and bags are vulnerable to mould growth
- Soft furnishings such as sofas and mattresses can absorb spores
- Books, papers, and other absorbent materials can be destroyed
Once mould is on fabric or leather, it is very difficult and sometimes impossible to remove.
When is the landlord responsible?
Your landlord is responsible for repairing the causes of damp that lead to mould growth. Under section 11 of the Landlord and Tenant Act 1985, landlords must keep the structure and exterior in repair, which includes roofs, external walls, and pipes. Under the Homes (Fitness for Human Habitation) Act 2018, the property must be fit to live in.
If damp and mould in your home is caused by a structural defect, a failing damp-proof course, a leaking roof, water ingress through cracked external walls, or condensation caused by the building's poor thermal performance, and the landlord knew about it and failed to fix it, you may have a claim for the damage to your belongings.
What counts as damage to belongings?
In a housing disrepair claim, you can claim for items that have been:
- Ruined by mould and are unusable (such as a mould-covered mattress that cannot be cleaned)
- So stained or marked by mould that their value has been permanently reduced
- Required to be replaced due to mould (such as clothing that cannot be safely worn after mould growth)
It is harder to claim for sentimental items or items that cannot be independently valued, but it is not impossible if you can show what the item was worth.
What evidence do you need?
To support a claim for damaged belongings you should:
- Photograph everything: take photographs of mould on belongings, showing the extent of the damage and the location in the property
- Keep damaged items: if possible, keep the damaged items until your claim is resolved, do not throw them away before speaking to a solicitor
- List what is damaged: write a list of affected items with their approximate value or replacement cost, and what they were used for
- Show you reported the damp: the landlord's duty to compensate you depends on them having been told about the problem and failing to fix it. Keep records of your reports
Can I claim for the cost of replacing belongings?
Yes. In a housing disrepair claim, you can claim for the cost of replacing items that have been damaged by the damp or mould your landlord failed to repair. This is calculated on a replacement cost basis, usually taking account of the age and condition of the item.
When should I contact Support for Tenants?
If you have mould in your home caused by disrepair your landlord has not fixed, and your belongings have been affected, you may have a claim that includes compensation for those belongings.
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
- Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)
- Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
Related articles
- Landlord not fixing damp, what to do
- Black mould, health risks for tenants
- How to report disrepair to your landlord
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.
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