Damp and mould: how we deal with it

If you have an older, protected tenancy, some of the repair rules here can work differently, but please still tell us early. See Repairs if you're a protected tenant.

Damp and mould can affect your breathing, your skin and your eyes, and people with conditions such as asthma are at risk of their condition getting worse. If you see any, please tell us early, so we can find the cause and put it right sooner.

What causes it

Government guidance describes four kinds of damp:

• Condensation, the most common. Cooking, showering and drying washing all put moisture into the air, and if it can't get out it settles on cold surfaces such as windows, outside walls and the backs of wardrobes, where black mould can grow.
• Penetrating damp, water getting in from outside through the walls, roof, windows or floors. It often shows after rain.
• Rising damp, moisture coming up from the ground through walls and floors, usually in older homes.
• Leaks, from pipes, baths, sinks or a neighbouring home.

Often more than one is involved. Working out which is our job, so please don't worry about diagnosing it yourself.

Small things that help

Government guidance says landlords and tenants should work together, and that small changes can reduce the risk of condensation. For example:

• keep extractor fans switched on when cooking and showering, and open trickle vents if your windows have them
• cook with pan lids on, and keep doors shut when cooking or bathing
• dry washing outside or in a ventilated room where you can
• leave a small gap between furniture and outside walls
• wipe condensation off windows in the morning.

Our guide Keeping condensation at bay has more ideas.

Signs worth telling us about

• visible mould, often on window frames, in corners or on walls behind furniture
• damp patches, staining or peeling wallpaper
• a musty smell, even if you can't see any mould (it can be hidden behind surfaces)
• condensation that keeps coming back even when you ventilate
• extractor fans that don't work, or heating that isn't working properly
• windows that don't close properly, or water getting in.

To report it, email admin@rlancaster.co.uk, or phone, text or WhatsApp 07398 042 999. Photos help.

What the law and guidance expect

Your home must be fit to live in, and freedom from damp is one of the things the law looks at. We must also keep the structure and outside of your home in repair.

Government guidance says a landlord should respond sensitively and treat damp and mould as urgent, find and fix the underlying cause rather than just cleaning the surface, tell you what will happen and when, and check again at least six weeks after the work.

How quickly

We aim to act quickly. At the moment there is no fixed legal timescale for dealing with damp and mould in privately rented homes, but guidance says landlords should act urgently where there is significant damp and mould or a worry about health.

"Awaab's Law" already sets timescales for social housing. The Renters' Rights Act 2025 allows it to be extended to privately rented homes, but that part isn't in force yet, and the government has said it will consult on the details first.

Find out more

• Damp and mould: understanding and addressing the health risks (GOV.UK)
• Repairs and mould in privately rented homes (GOV.UK)
• Landlord and Tenant Act 1985, section 9A (legislation.gov.uk)