Damp and mould your landlord won't fix?
We get your home put right and claim the compensation you're owed.
If you have damp and mould in your home, your landlord must put it right. The law that covers this is Section 11, Landlord and Tenant Act 1985 + Homes (Fitness for Human Habitation) Act 2018. Awaab's Law also applies (it started in October 2025). Once you report it, your landlord must act within 10 working days. How much you could claim depends on how long it lasted, how serious it was, and any effect on your health. Most cases take 12 to 32 weeks. There is no upfront cost.
Drag to see what our inspector records
The same photo, two ways of seeing it. What you live with every day is, to a surveyor, a list of defects your landlord must put right.
An independent inspection records every defect like this, with photographs, as evidence for your claim. There is no cost to you for the inspection.
Symptoms
- Black spots on walls, ceilings, or window frames
- A musty smell that doesn't go away
- Peeling wallpaper, paint, or blown plaster
- Damp staining or tide marks on walls
- Condensation that builds up daily
- Mould on clothes, shoes, or furniture
- Recurring chest infections or asthma flare-ups
Health impact
- Respiratory infections (linked to Awaab Ishak's death, December 2020)
- Asthma triggers, particularly dangerous for children under 12
- Allergic rhinitis, sinus problems
- Worsened eczema and skin conditions
Evidence to gather
- Photograph every mould patch with a date-stamped phone camera (settings → camera → 'date stamp' on)
- Keep every email, letter, and text message you've sent to your landlord, even WhatsApp screenshots count
- Ask your doctor for a written note linking your symptoms to home conditions
Another route: Environmental Protection Act, Section 82
Section 82 of the Environmental Protection Act 1990 can run alongside a Section 11 disrepair claim. 21 days written notice, then a Magistrates' Court hearing. Faster than civil court for active nuisances.
Read about the EPA Section 82 route →Frequently asked questions
How much money can I claim for damp and mould?
How much you could get depends on how bad it is, how long it went on, and how it affected your health, so we cannot promise a figure. The fee only comes out of your compensation if you win, never out of your own pocket.
How long does a damp and mould claim take?
Most damp and mould claims take 12 to 32 weeks. Once you report the problem, Awaab's Law (Section 10A LTA 1985, started 27 October 2025) gives your landlord 10 working days to act.
What proof do I need for damp and mould?
Photos and videos with the date on them. A note of when you told your landlord and what they said. A letter from your doctor if anyone has been ill.
Can I claim if I owe rent?
Yes. Owing rent does not stop you making a disrepair claim. They are separate things in law. We will talk through your situation honestly.
How do I get rid of damp and mould on my walls?
You can wipe a small patch of mould off the wall with a mould spray and keep the room aired, but that only treats the surface. If the damp and mould keep coming back, there is an underlying cause, like a leak, rising damp, or not enough ventilation, and fixing that is your landlord's job, not yours. Report it to them in writing so the Awaab's Law deadlines start.
Is black mould in the bedroom or bathroom dangerous?
Black mould can affect your breathing and is a real risk for children, older people, and anyone with asthma or a chest condition. If there is black mould in your bedroom or bathroom, your landlord must treat it as a serious hazard. Keep a note of any coughing, wheezing, or doctor visits.
Why is my flat damp, and what should my landlord do about it?
Damp usually comes from a leak, a roof or guttering fault, rising damp, or poor ventilation. Your landlord has to find the real cause and fix it, not just paint over it. If your landlord is a council or housing association, Awaab's Law requires them to investigate serious damp within 10 working days, then complete the safety work within 5 working days of finishing that investigation. These timescales are expected to extend to private landlords from 2027.
Read more about damp and mould
Damp and mould at your landlord
Awaab's Law deadlines and your rights for damp and mould with these social landlords.
Damp and mould where you live
Your rights for damp and mould in these areas.
This is worth a claim
Tenants are owed real money when a landlord leaves problems like damp and mould unfixed. This is what landlords were made to pay across England in one recent year, and it is what we help you claim.
- £5.4m
- compensation ordered for tenants in one year
- 26,901
- orders made to put things right
- 40%
- of it for damp, mould and leaks
- £32,000
- the largest single award
Figures from the independent statutory review, Annual Complaints Review 2024 to 2025. These are sector-wide outcomes for social housing tenants in England.
Read deeper, Damp and mould
Practical Q&As, legal context, and named case studies on this topic. Every link below is a Support for Tenants page.
By: Support for Tenants editorial team
Last updated:
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.