Landlords Corner: Damp and mould in rental properties
What landlords should check before winter sets in.
As temperatures drop, heating goes on, windows stay shut and moisture from cooking, washing and drying clothes has fewer places to go. This is when weaknesses in a property's heating, insulation or ventilation tend to show themselves.
A small patch of mould or a lingering damp smell is easy to dismiss as cosmetic, but it can be an early sign of something that needs investigating. A few sensible checks now can help landlords protect their tenants, their property and themselves.
Why damp and mould deserve serious attention
● Tenant wellbeing. Damp and mould can affect the airways, eyes and skin, and the effects can be serious for some occupants, including young children, older people and anyone with an existing health condition.
● Property condition. Persistent moisture damages plaster, paintwork and furnishings, and a problem left alone usually becomes a bigger repair bill.
● Management and compliance. Reports that are ignored or poorly recorded become harder to resolve and can attract council attention.
Government guidance for rented housing providers says landlords should find the cause, carry out appropriate remedial work and act urgently where mould is significant or a tenant's health is a concern. Not every spot of condensation is a major hazard, but every report deserves proper assessment.
Understand the cause before attempting a fix
More than one cause can be present at once.
Condensation
Moisture settles on cold surfaces indoors. Inadequate heating, ventilation or insulation often plays a part, so the property itself needs looking at, not just how it is lived in.
Penetrating and rising damp
Penetrating damp comes from outside, through defects such as a leaking roof, damaged brickwork, blocked gutters or faulty pipes. Rising damp moves up from the ground, typically where damp-proofing has failed.
Wiping away visible mould rarely deals with the reason it appeared. Where the cause is unclear, an inspection by a suitably qualified professional is the sensible next step. A photograph is not a diagnosis, and the tenant should not be assumed to be at fault.
The landlord's pre-winter checklist
● Check roofs, gutters, downpipes, external walls and visible plumbing for leaks or defects.
● Make sure heating and kitchen and bathroom extractor fans work, using qualified contractors where needed.
● Review previous tenant reports and confirm earlier repairs actually fixed the problem.
● Look for condensation or mould during routine visits and between tenancies.
● Make sure tenants know how to report damp, mould, leaks and heating faults.
● Keep dated records of reports, inspections, contractor visits and work carried out.
Regular maintenance and a clear reporting route are far more effective than a rushed response once a problem has become severe.
The regulatory picture: Awaab's Law
Awaab's Law is named after two-year-old Awaab Ishak, who died following prolonged exposure to mould in his family's social housing home. Its first phase came into force for social landlords on 27 October 2025, setting legal deadlines for dealing with significant damp and mould and other emergency hazards.
On 9 October 2026, the Government opened a consultation on extending Awaab's Law to private rented homes, as provided for in the Renters' Rights Act 2025. It asks how investigation and repair timescales should work for private landlords and when the rules should begin. The consultation closes on 18 December 2026.
The social housing deadlines do not currently apply to private tenancies, and the private-sector rules have yet to be decided. However, landlords' existing duties to keep properties in repair and free from serious hazards already apply in full. Nobody should wait for new legislation before dealing with a serious problem.
When a tenant reports a problem
- Acknowledge the report and establish the location, extent and urgency of the problem.
- Arrange an inspection rather than relying solely on photographs.
- Identify the cause, taking specialist advice where necessary.
- Organise repairs and keep the tenant informed.
- Record what was done and check the problem has been resolved.
Advice on ventilation and reducing condensation can help, but it should never replace investigation and repairs where the building itself is contributing. How quickly to act depends on the circumstances and the risks involved.
How a local letting agent can help
Handling damp and mould well depends on receiving reports promptly, arranging access, coordinating contractors and keeping good records. An experienced local letting agent can help spot recurring issues, keep tenant, landlord and contractor in touch, and recognise when specialist or urgent action is needed. Responsibility stays with the landlord, but good management reduces the risk of problems being missed.
If you would like to talk through your property's condition, maintenance arrangements or how tenant reports are handled before winter, the Trading Places lettings team would be happy to help.
Staying ahead in the Leytonstone rental market
If you are looking for guidance on the Leytonstone rental market, or you just want a helping hand in complying with rental market regulations, we are always here to assist you.
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