Last reviewed March 2026 — LetterSure editorial team
Damp and mould is a serious health hazard and your landlord has a duty to deal with it. Here is how to write a formal complaint letter that gets results.
In most cases, yes. Under the Landlord and Tenant Act 1985, landlords are responsible for maintaining the structure and exterior of the property, including problems that cause damp. The Homes (Fitness for Human Habitation) Act 2018 also requires rented properties to be fit for human habitation — and significant damp or mould can make a property unfit.
Since December 2022, Awaab's Law has strengthened tenants' rights further — social housing landlords must investigate damp and mould within 14 days and begin repairs within a further 7 days. While this currently applies to social housing, the government has signalled it will extend these requirements to the private rented sector.
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Generate my complaint letter — £6.99Description of the problem
Where exactly is the damp or mould? Which rooms, walls, or areas are affected?
When you first noticed it
How long has the problem been present? Has it got worse over time?
Impact on your health
Has the damp or mould caused or worsened any health conditions for you or your family?
Previous reports to your landlord
Have you reported this before? When and what was the response?
Photos as evidence
Mention that you have photographic evidence and are happy to share it.
What you want them to do
Inspect the property, identify the cause, and carry out proper repairs.
A clear deadline
Request a response within 14 days and repairs to begin within a reasonable timeframe.
Rising damp
Water rising from the ground through walls — caused by a failed or missing damp proof course.
Penetrating damp
Water entering through the walls, roof, or windows — usually caused by structural defects.
Condensation leading to mould
While tenants have some responsibility for ventilation, landlords must ensure adequate heating and ventilation systems are in place.
Leaks causing damp
Leaking pipes, roofs, or guttering causing internal damp are always the landlord's responsibility.
If your landlord does not respond or refuses to carry out repairs, contact your local council's environmental health department. They can inspect the property and issue an improvement notice or prohibition order if they find a hazard. This is a powerful tool — landlords who ignore council improvement notices can face significant fines.
You can also apply to the courts for an order requiring your landlord to carry out repairs. Shelter and Citizens Advice can help you understand your options and support you through the process.
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Is my landlord responsible for damp and mould?
In most cases yes. Landlords are responsible for structural damp including rising damp, penetrating damp, and leaks. The Homes (Fitness for Human Habitation) Act 2018 also requires rented properties to be fit for human habitation.
How long does a landlord have to fix damp and mould?
There is no single fixed timescale but landlords must act within a reasonable time. Giving a 14 day deadline in your formal complaint letter is the recommended approach for private rented properties.
What can I do if my landlord ignores my complaint?
Contact your local council's environmental health department. They can inspect the property and issue an improvement notice. Landlords who ignore council notices can face significant fines.
Is damp and mould always the landlord's fault?
Not always. Condensation mould caused by insufficient ventilation may partly be the tenant's responsibility. However structural damp — rising damp, penetrating damp, and leaks — is always the landlord's responsibility.
Can I withhold rent because of damp and mould?
This is risky and not recommended as a first step — it can put your tenancy at risk. Write a formal complaint letter first, then escalate to the council's environmental health team if your landlord does not act.
This guide is for general information only. LetterSure letters are personal correspondence drafts and do not constitute legal advice. For legal matters consult a qualified solicitor at solicitors.lawsociety.org.uk.