Damp, Mould & Condensation: Landlord Guide

Damp and mould are serious health hazards under the Housing Health and Safety Rating System (HHSRS) and are subject to strict timescales under Awaab's Law (Renters Rights Act). This guide covers all three types of damp, your legal obligations, and practical prevention steps.

The Three Types of Damp

Condensation — most common; caused by moisture in the air meeting cold surfaces. Usually a combination of tenant behaviour and inadequate heating/ventilation.
Penetrating damp — water ingress through walls, roof, windows or doors. A structural issue requiring repair.
Rising damp — ground moisture travelling up through walls. Requires a damp-proof course.

Awaab's Law — Your Legal Timescales

Investigate within 14 days of a damp or mould report
Fix within 7 days if classified as an emergency hazard
Fix within 27 days for non-emergency hazards
Penalties up to £7,000 for failure to comply

Preventing Condensation — Landlord Actions

Ensure adequate ventilation: extractor fans in kitchen and bathroom, trickle vents in windows
Ensure heating system can maintain 18°C throughout (21°C in living areas)
Insulate cold walls and loft to reduce cold spots
Check and clear any blocked air bricks or vents
Provide a condensation information sheet to tenants at move-in

Tenant Guidance (Share at Move-In)

Open windows when cooking or showering; use extractor fans for 15 minutes after
Keep heating on low rather than switching off completely
Dry clothes outdoors or use a vented tumble dryer — not on radiators
Leave space between furniture and external walls
Report any signs of damp or mould immediately

Signs to Look For

Water droplets on windows or walls
Black mould on walls, ceilings, window frames or sealant
Musty smell
Peeling wallpaper or paint
Tide marks on lower walls (rising damp)
Damp patches after rain (penetrating damp)

Responding to a Report

Acknowledge the report in writing immediately
Inspect within 14 days (Awaab's Law requirement)
Identify the type and cause of damp
Arrange remedial works — do not just treat the mould without fixing the cause
Document all actions taken with dates and photos