You may be able to claim compensation
If damp or mould has been reported and not properly fixed, you may be able to claim repairs and compensation from your council or housing association.
Damp and mould compensation claims for council and housing association tenants
If you rent from a council or housing association and damp or mould keeps coming back after you have reported it, you may be able to make a damp and mould claim for repairs and compensation. Here is what causes it, what you can safely try yourself, what to avoid, and what your landlord must do.
Still cleaning it yourself? How to get rid of damp and mould in social housing
Damp and mould at a glance
Usually one of three causes
Condensation, water getting in from outside or a leak, or rising damp. Each needs a different fix.
It's your landlord's job to fix the building
Council and housing association landlords must keep the structure and heating in repair and your home fit to live in, and should investigate the cause.
Report it in writing
Send photos with dates and keep a copy. A written record is the foundation of any complaint or claim.
What are damp and mould?
Damp is unwanted moisture in your walls, floors, ceilings or the air in your home. Mould is what it leaves behind: a fungus whose spores are floating around every home, and which starts to grow as soon as it finds a damp surface to land on.
That makes mould a warning sign rather than the cause. If you only deal with the mould, the damp underneath is still there. Colour doesn't tell you how harmful it is.
Black, green, white and grey mould should all be taken seriously.
What mould needs to grow
Moisture
The one ingredient you can cut off.
Something to grow on
Paint, wallpaper, plaster, wood, fabric, even dust.
Everyday warmth
Normal room temperatures are enough.
A little time
It can start within days on a damp surface.
Where does it come from?
Every home makes moisture. A household can release several litres of water into the air every day through breathing, cooking, washing and drying clothes. It becomes a problem when it has nowhere to go, or when water gets in from outside.
| Type | What you might see | Usual cause | Who usually fixes it |
|---|---|---|---|
| Condensation | Water beads on windows, mould in corners, behind wardrobes and on cold outside walls; worse in winter | Warm, moist air meeting cold surfaces, made worse by poor ventilation, weak heating or missing insulation | Shared: everyday habits help, but ventilation, heating and insulation faults are for the landlord |
| Penetrating damp | Patches, stains or peeling paint that get worse after rain, often near windows, roofs or chimney breasts | Water getting in through a leaking roof or gutter, cracked brickwork or render, or failed window seals | Landlord |
| Rising damp | A tide-mark and peeling paint low down on ground-floor walls | Ground moisture travelling up a wall with a failed or missing damp-proof course | Landlord. It is often over-diagnosed, so ask for a proper survey |
| Leaks and plumbing | Damp patches or stained ceilings below bathrooms and kitchens; a musty smell | Leaking pipes, seals or fittings | Landlord for pipes and fixtures |
Why is it so hard to get rid of?
The surface isn't the problem
Wiping or painting removes what you can see, but mould's roots grow into plaster, wallpaper and wood. If the moisture is still there, it grows back, often within weeks.
The water keeps coming
A leak, a failed damp-proof course or a cold wall doesn't stop because you cleaned. Until the source is fixed, the cycle repeats.
It hides
Behind wardrobes, under floors, inside wall cavities and above ceilings. You may smell it long before you see it.
Cold homes make it worse
Cold walls collect condensation. When heating is too expensive to run, rooms stay cold and damp, and many households can't break that cycle alone.
Fresh air versus warmth
Opening windows lets moisture out, but heat too. In winter that means choosing between damp and bills.
It is often misdiagnosed
Condensation mistaken for rising damp, or the reverse, wastes months on the wrong fix. A proper inspection matters.
Living with damp or mould that has not been fixed?
Find out in minutes if you could claim damp and mould compensation. It costs you nothing to check.
We are a claims management company, not a law firm. You don't have to use us: you can complain to your landlord, then the relevant ombudsman*.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
What you can try yourself
These steps can help with everyday condensation. They won't cure a leak, a failed damp-proof course or missing insulation. Those are repairs for your landlord.
Cut down moisture at the source
- Put lids on pans and use the extractor fan or an open window while cooking
- Close the bathroom door when showering, then open a window afterwards
- Dry washing outside, or in a room with a window open
- Wipe condensation off windows and sills each morning
Keep air moving and rooms warm
- Leave a few centimetres between furniture and outside walls
- Don't block vents or airbricks
- Keep a steady low background heat if you can afford to
- Open windows for a short time each day to swap damp air for drier air
Clean small patches safely
- Wipe hard surfaces with a damp cloth and a suitable mould cleaner or soapy water
- Wear gloves and keep a window open
- Bin the cloth afterwards
- Photograph the patch before you clean it
Measure and keep records
- A cheap humidity monitor shows whether the air in a room stays damp
- Note the date, room and reading when you spot a problem
- Keep a log of every time you report it and what was said
- Keep receipts for anything you have to replace
What not to do
Don't dry-brush or scrub dry mould
It sends spores into the air. Dampen the cloth and wipe instead.
Don't just paint over it
Mould returns through paint. Anti-mould paint only helps once the cause has been fixed.
Don't mix bleach with other cleaners
It can release harmful fumes, and on porous surfaces it rarely reaches the roots.
Don't clean before you photograph
Take dated photos and video first. They are your evidence.
Don't stop paying rent
Withholding rent can put your home at risk. Report, complain and keep paying, and keep to your tenancy terms.
Don't ignore symptoms
If breathing problems, skin or eye irritation keep coming back, speak to your GP and mention the damp.
Four common myths
Myth: Black mould is always toxic
Colour is not a reliable guide to risk. Treat any mould growth seriously, whatever it looks like.
Myth: It's only a winter problem
Cold weather makes condensation worse, but leaks and rising damp happen all year round.
Myth: Opening a window fixes it
It helps with condensation but will not stop a leak or a failed damp-proof course.
Myth: It's always the tenant's fault
Building defects are a common cause. A landlord should investigate the actual cause before deciding.
Health and other side-effects
Damp and mould affect more than the walls.
Breathing and allergies
Can cause or worsen coughing, wheezing, a sore throat, a blocked or runny nose, and skin or eye irritation. Can trigger asthma attacks.
Who is most at risk
Babies and young children, older people, and people with asthma or other lung conditions, eczema or a weakened immune system.
Mental health and sleep
Living with it can cause stress, anxiety, poor sleep and embarrassment about your home.
Belongings and bills
Ruined clothes, bedding, furniture and electricals. Damp walls lose heat, so heating can cost more too.
The home itself
Rotting window frames, peeling plaster and corroded fittings. Water near electrics is also a safety risk.
If someone is unwell
Seek medical advice, or call 999 in an emergency. Tell your landlord in writing, and keep any letters from your doctor: they are valuable evidence.
Black mould: can you make a claim?
Black mould is the name people usually give to dark mould growing on walls, ceilings and around windows. It is most often a sign of long-term damp. A black mould claim is treated like any other damp and mould claim.
What matters is less the colour and more the cause, how long it has been there, whether you told your landlord and what it has done to you and your home.
Black mould is not automatically "toxic". But heavy or long-lasting mould can affect health, especially for children and people with breathing conditions, so don't wait to report it.
What your landlord must do
These duties apply to your tenancy automatically. Your landlord cannot contract out of them.
Landlord and Tenant Act 1985
Section 11 requires your landlord to keep the structure and exterior in repair, and the installations for water, gas, electricity, heating and hot water.
Read the guideHomes (Fitness for Human Habitation) Act 2018
Your home must be fit to live in throughout your tenancy. Serious damp and mould can make a home unfit.
Read the guideAwaab's Law (England)
Social landlords in England have strict time limits to investigate and fix damp and mould hazards, in force since October 2025.
Read the guideWhat a proper fix looks like
- Investigates the actual cause, not an assumption
- Fixes the source, not just the stain
- Treats and redecorates the affected areas
- Follows up to check it has not come back
Claiming damp and mould compensation from your council or housing association
Council and housing association landlords owe the same core repair duties. The route for complaining differs slightly, depending on who your landlord is.
Council mould compensation: claiming from your council
If you rent from your council, or from an organisation it has set up to manage its homes, that landlord owes the repair duties above. Follow its complaints process first, then take it to the relevant ombudsman*. Your tenancy agreement names your landlord.
Housing association mould compensation: claiming from your housing association
Housing association tenants have the same core repair rights, whether the landlord is a large national association or a small local one. Complain to your housing association first, then take it to the relevant ombudsman*.
Not sure who your landlord is? We can help check.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Evidence that helps
- Dated photos and video: wide shots and close-ups, before you clean
- A log of every report: date, who you spoke to, reference numbers
- Emails, letters and portal messages to and from your landlord
- Humidity or temperature readings, if you have them
- Letters from your GP or hospital about any health effects
- Receipts for damaged belongings, cleaning products and higher bills
- Any inspection reports or surveys your landlord has carried out
- Statements from neighbours or visitors who have seen the problem
What compensation could a damp and mould claim include?
Damp and mould compensation is not a fixed amount. It depends on how long the problem lasted, how serious it was, how it affected you, and the evidence. There are no guarantees.
Repairs
Getting your landlord to fix the cause and put right the damage.
The impact on daily life
For the discomfort and inconvenience of living with the problem.
Belongings and extra costs
Damaged possessions and provable extra costs, such as cleaning or higher bills.
Health impact
Where damp or mould has caused or worsened a medical condition.
How to make a damp and mould claim if your landlord doesn't act
- 1
Report it in writing
Describe the problem, attach photos and ask for an inspection. Keep a copy.
- 2
Keep records
Log every call, visit and reply, with dates.
- 3
Make a formal complaint
If nothing happens in a reasonable time, use your landlord's complaints process.
- 4
Go to the relevant ombudsman*
It is free. If your landlord has not resolved the complaint, you can take it further.
- 5
Find out whether you could make a claim
You are not required to use us, but a free check takes a few minutes.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Living with damp or mould that has not been fixed?
Find out in minutes if you could claim damp and mould compensation. It costs you nothing to check.
We are a claims management company, not a law firm. You don't have to use us: you can complain to your landlord, then the relevant ombudsman*.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Who can make a claim?
You may be able to claim if:
- You rent your home from a council or housing association
- You've reported the problem and they've had a fair chance to fix it
- It has affected your health, safety or quality of life
- The problems are ongoing, or repairs came too late
You may not be able to claim if:
- You own your home, even part of it (such as shared ownership)
- You rent from a private landlord as your repair rights may be different
- You haven't reported the problem to your landlord yet
- You have moved out of the affected property
Not sure who your landlord is? We can help check.
How it works
Tell us what's wrong
Answer a few quick questions about your home and what you've already reported.
What evidence helps your claimWe review your details
We review what you tell us to see if a solicitor may be able to help.
A solicitor takes over
If it looks suitable, we refer you to a specialist solicitor, who explains what happens next.
If your case is referred to a solicitor, we receive a referral fee from them. This is not charged to you.
Damp and mould: common questions
Related
Other types of disrepair
Damp and mouldLeaking roofHeating and hot waterLeaks and water damageFaulty electricsStructural problemsPests and infestationsBroken windows, doors or locks
Guides
Landlord responsibilitiesLandlord and Tenant Act 1985Awaab's Law (England)Housing disrepair in WalesWhat evidence do you need?Seasonal housing issuesDealing with stress
About this guide
This is general information, not legal advice. Government guidance, Housing Ombudsman reports, and Awaab's Law guidance may be updated. Check the date on linked resources.
Ready to check if you could claim?
It takes a few minutes and costs nothing to find out.
Remember
You don't have to use a claims management company. There is no guarantee that using a claims management company will make your claim quicker or get you a better outcome. You can complain to your landlord, then the relevant ombudsman*, for free.
*England: Housing Ombudsman. Wales: Public Services Ombudsman