At a glance
- Take clear dated photographs showing where the damp or mould is and how extensive it is.
- Keep copies of every report to the landlord or agent and note repair visits.
- Record recurring problems after cleaning or temporary works.
- Keep evidence of damaged belongings and reasonable expenses.
- You do not need medical evidence before reporting damp and mould or asking a landlord to act.
Damp and mould can arise from several causes, including leaks, defects, inadequate ventilation and condensation. The most useful evidence usually shows what the problem looked like, when the landlord was told, and what happened afterwards.
What photographs and videos should I take?
Take photographs before mould is removed where it is safe to do so. Government guidance for rented housing providers specifically recommends photographing and documenting the location of mould before removal because this can help identify the source.
- take both wide shots of the room and close-ups of affected areas;
- include ceilings, windows, external walls, pipework or leaks where relevant;
- keep the original files so the date metadata is preserved;
- repeat photographs if the problem returns or gets worse;
- avoid staging or exaggerating the condition.
Keep a clear record of reports to the landlord
Save emails, texts, repair portal entries and letters. If you report by telephone, make a brief note of the date, time, number called and what was said. If the landlord sends a contractor, note the date, what they inspected and whether any work was completed.
Describe the location, severity, leaks or smells and whether anyone's health is affected.
Keep confirmation numbers, emails, photographs and repair appointments.
If mould returns after cleaning or repair, report it again and keep the new evidence.
Government guidance says landlords should identify and tackle the underlying cause rather than simply removing surface mould.
What if damp or mould is affecting someone's health?
Damp and mould can affect the airways and lungs and may also affect the eyes, skin and mental health. Children, older people and people with certain existing health conditions may face greater risks.
If you are experiencing symptoms, seek appropriate medical advice. However, official guidance states that landlords should not delay action while waiting for medical evidence: medical evidence is not a requirement for a landlord to address damp and mould.
Damp or mould keeps coming back?
If you have repeatedly reported the problem and the underlying cause has not been dealt with, tell us what has happened.
Make a housing enquiryKeep evidence of damaged belongings and expenses
If damp or mould damages clothing, furniture, carpets or other belongings, photograph the items before disposing of them where practical. Keep receipts or other evidence of value and records of reasonable replacement, cleaning or temporary accommodation costs.
Keeping evidence does not mean every expense will be recoverable. It simply makes it easier for a solicitor to assess what happened and whether any loss is legally attributable to the housing problem.
What if I am a social housing tenant?
As at September 2026, Awaab's Law requires social landlords in England to investigate significant damp and mould hazards within 10 working days after they are reported and to make the home safe within 5 working days after the investigation finishes. Emergency hazards must be investigated and made safe within 24 hours. The landlord should also provide a written summary following the investigation.
The precise statutory duties depend on the classification of the hazard and the facts, so not every patch of condensation will trigger the same timeframe.
Frequently asked questions
Should I clean the mould or leave it as evidence?
Your health and safety come first. Photograph and document the condition before removal where it is safe to do so, then follow appropriate safety guidance. Do not deliberately allow a hazard to worsen simply to preserve evidence.
Do I need a damp meter?
No. A damp meter or humidity monitor can sometimes add useful context, but it is not a substitute for photographs, repair reports and a proper inspection of the cause.
Do I need a doctor's letter before my landlord has to act?
No. Current government guidance says landlords should not delay action while waiting for medical evidence or opinion.
Should I keep paying rent?
Yes, unless you have obtained specific legal advice to the contrary. Repair disputes and rent obligations are separate issues.
Official information used for this guide
See the joint government guidance Understanding and addressing the health risks of damp and mould in the home and current Awaab's Law guidance.
General information only, not legal advice.