Damp and mould in a rented home: who is responsible and how to record it

Who is responsible for damp and mould in a rented home in England?

Landlords are generally responsible for the structure and exterior of the home, and for problems such as leaks, rising damp or faulty heating and ventilation that cause damp. Homes should also be free from serious hazards, including damp and mould that can harm health.

Tenants are expected to use the home reasonably — for example, using extractor fans and heating where provided. Whether a problem comes from the building or from day-to-day use is for a professional to assess, so report it rather than guessing the cause.

How to report damp and mould to your landlord or agent in writing

Tell your landlord or letting agent as soon as you notice damp, mould, or a persistent cold or musty smell. Put it in writing — an email, letter or a logged record — and keep a copy with the date.

• Give the room and exact location — for example, "behind the wardrobe in the back bedroom".
• Describe the visible signs: black spots, peeling paint, wet patches, condensation on windows.
• Say when you first noticed it and whether it is spreading.
• Mention anyone in the household who may be more vulnerable, such as young children, older people, or anyone with a breathing condition.

How to collect photo evidence of mould

Take a wider photo to show where the problem is in the room, then a close-up of the affected area. Keep the original files with their dates.

Damp and mould often change. Add follow-up photos every week or two — or after heavy rain — rather than replacing earlier ones. A dated series of photos shows whether the problem is growing, which a single photo cannot.

What to do if your landlord ignores damp and mould

Save your original report, every reply, and the actual dates of any inspections or work — including missed visits. If you are told something by phone or in person, follow up in writing. If you are told to "just wipe it off", record that advice and the date, and add new photos if the mould returns.

If the problem is still not being addressed, use your landlord's or agent's complaints process, then contact your local council's environmental health team. They can inspect the property and may require your landlord to act.

Can I withhold rent for mould in England? (No, and why)

No — keep paying rent. Withholding rent can put you in arrears, and rent arrears can be used as grounds for eviction, even when the repair complaint is genuine.

Instead, keep a dated record, use the complaints and council routes above, and get independent advice before arranging work yourself and trying to recover the cost.