Awaab's Law & The Renters' Rights Act: Need to Write a Letter About Mould or Damp?

If you’ve reported mould or damp by phone and nothing has happened, or you want to make sure your landlord takes the issue seriously, put it in writing. A written letter or email helps you:

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• Create a clear paper trail (useful if you need to escalate to a formal complaint, the Housing Ombudsman, or legal routes)

• Explain the impact on your health and household, so the landlord can properly assess whether it’s a significant damp and mould hazard

• Provide practical evidence (photos, dates, locations) so the landlord can investigate quickly

• Make it clear what outcome you’re asking for (investigation, repairs, prevention work, and written confirmation)

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You do not need to be a legal expert. The goal is to give your landlord enough information to assess the risk and act within the required timescales.

Include as many of the following as you can:

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• Your full name/ address (and tenancy reference number if you have it)

• When the problem started (and whether it’s getting worse)

• Where the mould/damp is (rooms, walls/ceilings, behind furniture, around windows, etc.)

• What it looks/smells like (black mould, patches, condensation, musty smell)

• How it’s affecting your household (especially children, elderly residents, asthma, COPD, allergies, immune conditions)

• Any immediate risks (water leaks, electrical concerns, strong odours, severe spread)

• What you’ve already reported (dates/times of calls, who you spoke to, reference numbers)

• Clear photos/videos (dated if possible)

• Access availability (days/times you can allow an inspection, and any accessibility needs)

• What you want to happen next (investigation, written summary, repairs to fix the cause, and mould treatment)

• How you want to be contacted (email is usually fastest)

The written summary must explain:

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• What hazard was found

• What action will be taken to fix it

• The timeline for repairs

• What to do if the problem returns or gets worse

• How to stay safe in the meantime

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If no hazard is found, the summary must still explain why no action is needed. If multiple investigations are carried out, a summary must be provided within 3 working days of each one.

If you believe there is a mould or damp hazard in your home, report it as soon as possible.

Be ready to share:

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• What the problem is — where the mould or damp is, how long it's been there, whether it's getting worse

• Who lives in the home — including children, elderly residents, or anyone with health conditions

• Any health impacts — respiratory problems, allergies, or other symptoms

• Photos or videos — visual evidence helps your landlord understand severity

Your rights regarding personal information: You don't have to share personal details you're uncomfortable with, and you don't need evidence from your doctor. Under UK GDPR and the Data Protection Act 2018, your landlord must handle your data lawfully and keep health information with extra care.

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Tips for reporting:

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• Use your landlord's official contact methods (phone, email, online portal)

• Keep a written record of when and how you reported the issue

• Take dated photos showing the extent of the problem

• If you tell a contractor or other person, follow up through official channels

The Renters' Rights Act strengthens tenant protections further:

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• Strict investigation and remediation deadlines for damp and mould

• Unlimited fines for non-compliance

• Potential criminal prosecution for serious breaches

• Enhanced tenant rights to demand action on unsafe conditions

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For housing associations, estate agents, and landlords — having a clear, documented process for responding to mould and damp is now a legal requirement.