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Types of damp and mould and who's responsible

Damp can appear when there is too much moisture in a part of your home. Mould is a fungus that can grow as a result of dampness.

Damp and mould can be a health risk, especially for people who are very young, elderly or unwell.

Damp and mould can be caused by repair problems. Your landlord is responsible for fixing these.

It’s important to report damp and mould as soon as you notice it. Your landlord cannot evict you for reporting repairs or asking for repairs to be done.

Identifying damp

There are different types of damp that have different causes. The type of damp you have could determine what action to take.

Condensation

This is the most common type of damp. Condensation forms when there is too much moisture in the air. It can often be worse in cold weather.

You should be able to do your everyday activities without condensation becoming a problem. These include things like cooking, cleaning and showering. Your landlord should not blame you for condensation.

There are steps you can take to reduce condensation, such as keeping your home ventilated and heated.

If condensation is becoming a problem, ask your landlord to investigate the cause.

Check our advice on dealing with condensation in your home.

Check what condensation can look like

Mould caused by condensation around a window frame appears as small black or dark green patches and spots. Condensation appears as droplets of water on the window or window frame.

Penetrating damp

This is where moisture is penetrating through your walls or ceilings. It usually comes from outside, but could also be coming from a neighbouring flat or building.

You might see penetrating damp as a damp patch on your walls or ceiling, or it could cause wallpaper to peel off.

Penetrating damp can be caused by things like:

  • leaks from pipes inside or outside your property - check our advice on dealing with leaks

  • structural issues such as cracked walls

  • blocked guttering

Your landlord will usually be responsible for fixing these issues.

Check what penetrating damp can look like

Penetrating damp appears as damp patches on a wall, with black or dark green spots or patches of mould.

Rising damp

The least common type of damp is rising damp. It’s caused by moisture from the ground soaking into the foundations and walls of your home.

A sign of rising damp is a moist patch on the walls moving up from the ground.

Rising damp is usually a structural issue that your landlord has to deal with.

Check what rising damp can look like

Rising damp appears as a dark damp patch rising up the wall from the floor.

When your landlord is responsible for fixing damp and mould

Whether you rent privately, or from a council or housing association, your landlord is responsible for most repairs.

They must make sure your home is in a decent state of repair and is fit to live in. Your landlord will need to make repairs if damp and mould is caused by:

  • water coming in from outside, for example through gaps in windows or a leaking roof

  • structural problems or problems with the outside of your home, such as blocked gutters

  • a lack of a fixed heating system

  • a lack of ventilation, natural light, or insulation

  • problems with the pipes or drainage

  • leaks or other problems with appliances your landlord provided

You're responsible for:

  • reporting damp and mould to your landlord

  • allowing access to your home for inspections and repair work

  • taking reasonable steps to reduce condensation

Report damp and mould to your landlord

Report damp and mould as soon as you notice it so it can get fixed. It’s important to do this as it can often get worse over time.

Your landlord should fix the problem in a reasonable amount of time. What counts as reasonable depends on the circumstances. For example, damp and mould needs to be dealt with urgently if someone in your family has serious health problems.

The amount of time it should take to fix also depends on the cause. For example, a landlord can provide a dehumidifier to reduce condensation in a couple of days, while structural issues could take much longer to fix.

What to say to your landlord

If your landlord has an online form or call centre for reporting repairs, contact them that way at first.

If you speak to them on the phone, keep a note of what was said and what action the landlord said they would take.

Tell them about the problem, and what you would like them to do about it. For example, if you know the repair issue that’s causing it, ask them to fix it. If you do not know the cause, ask them to investigate.

If you’re writing an email or letter to report damp and mould, you can use our letter template to help you.

Copy and paste the sample text and personalise it with your details. Delete any parts that do not apply to you.

Letter template: report damp and mould to your landlord

Subject: Damp and mould problem at <your address>


To <your landlord’s name / council or housing association>

I'm writing to let you know that there is a damp and mould problem at <your address>.

<Describe the issue and any problems it’s causing, such as health impacts or damage to your belongings>

I'm concerned that this is making my home unsafe.

Please confirm how long you expect <the investigation / repairs> to take.

Thank you,

<your name>
<your phone number>
<date>


You can also send the letter as an email attachment or through the post:

If your landlord is not fixing damp and mould

Your landlord should not blame you for damp and mould.

If they are not fixing the issue or it keeps coming back, check our advice on:

Last updated: 9 January 2025

Housing laws differ between Scotland and England.

This content applies to Scotland only.

Get advice if you're in England