A growing body of evidence suggests that damp and mould have become some of the most common and persistent problems facing private renters in England. Recent figures shared by Citizen’s Advice reveal that 45% of tenants in the private rental market are currently living with damp, mould, or severe cold in their homes. Even more troubling is the duration of these problems: around half of the affected renters say the issues have persisted for over a year, despite repeated attempts to have them addressed.
These findings have sparked renewed debate about tenant protections and whether existing legislation is adequate for the scale of the problem. Allerton Damp, a specialist in damp and mould remediation, is calling attention to a major discrepancy between the social housing sector and private rentals. Their message is clear: without enforceable repair deadlines similar to those introduced under Awaab’s Law, millions of private renters will continue to endure hazardous living conditions.
A Problem Hidden in Plain Sight
While the issue of damp and mould has been widely recognised in social housing, the private rented sector has often been overlooked. Yet the new data suggests that private renters are experiencing these problems just as frequently if not more so than those in social housing.
What makes the issue even harder to quantify is the large number of tenants who do not report housing defects due to fear of consequences. With no-fault evictions still possible, many renters worry that complaining may put them at risk of being asked to leave, or that their rent may be increased. This means official reports likely capture only a fraction of the true scale of damp and mould in private homes.
UK housing surveys revealed 26% of landlords acknowledged that they had damp or mould in at least one property last year, tenant advocates believe these figures underestimate the reality. Many tenants say they simply “learn to live with it” because pursuing repairs can feel unsafe or futile.
Health Risks That Cannot Be Ignored
Damp and mould are more than cosmetic issues. They are well-established health hazards, particularly for vulnerable people such as infants, the elderly, and those with respiratory illnesses. The government’s guidance on indoor dampness warns that even in cases where mould is not visibly growing on surfaces, the underlying moisture can still create conditions that are harmful to health. Persistent dampness can worsen asthma, lead to breathing difficulties, irritate the skin, and even increase the risk of certain infections.
For families living in these conditions for months or years, the cumulative impact can be substantial. Many report increased doctor visits, recurring coughs, and ongoing respiratory issues. Some parents find themselves repeatedly redecorating or throwing away belongings damaged by mould, only for the problem to return because the underlying cause has never been resolved.
The Legal Gap Between Social and Private Housing
Awaab’s Law, introduced following the tragic death of two-year-old Awaab Ishak, has created a strong legal framework for how damp and mould must be handled in social housing. Social landlords are now legally required to investigate complaints promptly, carry out repairs within tightly defined timescales, and ensure that hazardous conditions are not allowed to persist.
But none of these timelines apply to the private rented sector.
Private landlords are responsible for maintaining homes to a safe and liveable standard, but the law does not specify how quickly they must act when a tenant reports damp or mould. As a result, repairs can be delayed indefinitely, leaving tenants with little recourse aside from lengthy complaints processes or legal action, both of which can be daunting and costly.
Jordan Blackburn, Director at Allerton Damp, believes the absence of deadlines is leaving millions exposed to unacceptable living conditions.
“We see cases every week where tenants have waited months just for an inspection, let alone a repair,” he says. “The introduction of time-bound requirements for social landlords has transformed expectations. Private renters deserve the same level of protection.”
A System Under Strain
Allerton Damp’s experience working across hundreds of private rental properties provides a window into how widespread and deep-rooted the issue has become. In many cases, the company finds that damp has spread quietly behind walls or under flooring for long periods before tenants are taken seriously. By the time professional help is sought, what began as a small leak or ventilation issue may have escalated into a costly and disruptive remediation project.
The company argues that enforceable deadlines would not only protect tenants but also create clarity and predictability for landlords. Knowing that they must act within a certain timeframe could help prevent small problems from becoming expensive crises.
Should Awaab’s Law Be Extended?
The question now facing policymakers is whether the framework established in social housing should be mirrored in the private sector. Several proposals are already being discussed, including:
- Introducing legal deadlines for private landlords to investigate damp and mould complaints.
- Mandating timely repairs, similar to the 14-day investigative period used in social housing.
- Applying penalties or sanctions when landlords fail to comply.
- Strengthening safeguards for tenants who raise concerns to ensure they are not penalised.
- Reassessing the enforcement powers available to local authorities to ensure standards can be upheld consistently.
Tenant organisations argue that without clear obligations, the private rental sector will continue to operate with a patchwork of responses, some landlords act promptly, while others delay indefinitely. Extending Awaab’s Law could create a uniform standard and help reduce the health inequalities faced by lower-income renters living in older or poorly maintained properties.
The Road Ahead
The growing evidence of damp and mould in private homes, combined with its clear health implications, suggests that further legal reform may be inevitable. For Allerton Damp and other experts in the field, the solution is straightforward: give private renters the same protections that social tenants now have.
As discussions continue, the central message is becoming harder for policymakers to ignore. Damp and mould are not minor inconveniences they are risks to health, wellbeing, and quality of life. And for millions of private renters, resolving these problems quickly could be the difference between living in a safe home and enduring long-term harm.
