Damp and mould guide
How to tell the different types apart, what causes them, what your landlord should do, and how to protect your position.
Not all damp is the same, and the type matters because it points to the cause, and the cause points to who is responsible for fixing it.
Penetrating damp
Water getting in from outside, through defective roofing, brickwork, rendering, windows or guttering. Usually shows as a patch on one area of wall or ceiling that worsens after rain. Almost always the landlord's responsibility.
Rising damp
Moisture drawn up from the ground where a damp proof course has failed or was never present. Typically a tide mark up to about a metre from the floor, sometimes with salt deposits and perished plaster. The landlord's responsibility.
Condensation and black mould
Warm moist air meeting cold surfaces. Shows on cold external walls, in corners, behind furniture and around windows, often with black spotted mould. Landlords frequently blame tenant behaviour, but where the building is cold, poorly ventilated, has no working extractor fans or cannot be heated affordably, the underlying cause is a matter for the landlord.
Leaks
From plumbing, waste pipes, a bathroom above or a neighbouring property. Often sudden and localised. The landlord is responsible for pipework and installations they own.
Health effects
Exposure to mould can cause or worsen respiratory problems, allergic reactions and infections, and the risk is higher for babies, children, older people and anyone with an existing condition. The death of Awaab Ishak in 2020 led to Awaab's Law, which sets strict timescales for social landlords to investigate and fix damp and mould hazards. If your health has been affected, see your GP so there is a record.
What your landlord should do
- Inspect the property properly, rather than simply telling you to open windows
- Identify the underlying cause, not just wipe or paint over the mould
- Carry out the repairs needed to stop it recurring
- Treat and remove the existing mould safely
- Consider whether you need to be moved while work is done
Protecting your position
- Report it in writing every time, and keep copies
- Photograph each affected area, and take new photos as it develops
- Keep a note of dates, appointments and anyone who attends
- Keep receipts for damaged belongings, and for extra heating costs if you can
- Ask for a copy of any survey or inspection report
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Read more →Tell us what is wrong with your home
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