How social landlords must investigate damp and mould
Your council or housing association has 10 working days to investigate serious damp.
This starts from the next working day after you tell them about the problem.
They have 24 hours to investigate if it's an emergency.
Working days do not include weekends or bank holidays.
Tell your landlord about serious damp
report serious damp and mould in your home
ask for an inspection within 10 working days
Send photos and videos with your letter.
What should your landlord look at?
Your council or housing association must decide:
if damp and mould in your home is a hazard
what work is needed to make your home safe
They should look at:
how serious the damp and mould is
how it affects you and anyone who lives with you
if you or someone you live with is at higher risk from damp and mould
Babies, young children, pregnant people and older people are at higher risk from damp.
You're also at higher risk with some health conditions. For example, allergies, asthma, other lung diseases or a weakened immune system.
It can be a new problem or an ongoing problem that is getting worse.
Example: Investigating serious damp and mould
Sonia and Tom have a small baby. They recently moved into a housing association home.
They went away on holiday. When they returned, they found black mould in their home.
They took pictures and contacted the housing association straight away.
The housing association has 10 working days to investigate.
Home visits and inspections
Your council or housing association only has to arrange a home visit if you ask for one.
The advantages of doing this when you first report the problem are:
someone with the right skills and experience can inspect
it may be easier to identify the cause of serious damp so it can be fixed quickly
it does not delay the 10 working day timeframe for the investigation
You can ask for an in person inspection after you report the problem but this can delay things.
Your council or housing association has 10 working days to arrange it. The 10 days start the day after you ask.
Use our letter template to ask for an inspection if you did not ask for one when you reported the problem.
Example: Asking for an inspection
Aisha is concerned about black mould in her kitchen which has now spread across the ceiling.
Aisha tells the council about the problem on Monday. The person on the phone logs the problem, but they do not send anyone out to inspect Aisha's home.
On Wednesday Aisha phones the council again. She asks for someone to visit the property in person and look at the problem.
The council has 10 working days to send someone to Aisha’s home, counting from Thursday.
Who should do the inspection?
The person who does the inspection must have the skills and experience to assess hazards in your home.
For example, they could be a:
surveyor
damp and mould officer
a contractor or another staff member
Tell them how the problem affects you and people who live with you.
Your landlord does not have to arrange an in person inspection if either:
they've started fixing an emergency hazard
they sent someone to inspect your home when you first reported the problem
If further investigation is needed
It might not be possible to work out the cause of serious damp and mould in the 10 day timeframe. For example, if a damp survey is needed.
Further investigation must be done as soon as possible.
Your council or housing association might have to do temporary work to make your home safe. For example, give you a dehumidifier or use a special mould wash.
After the investigation finishes
Your council or housing association has 3 working days to write to you.
The letter must tell you:
if damp and mould in your home is a serious hazard
what work they will do and when
Your council or housing association might decide that damp and mould is not a serious hazard.
This is usually if they think it will not cause you harm even if it's not fixed very quickly.
The letter must tell you:
why they think it's not serious
who to contact if you want to challenge this decision
Use our letter template to tell your landlord if you disagree with their decision.
You can also complain about your council or housing association.
Example: Investigating serious damp and mould
Irina and her daughter Dana moved into a housing association property a month ago. Dana is 3 years old.
Irina noticed black mould in the hallway. It has spread to the bedrooms.
Irina told the council about the mould and sent pictures. 2 days later the council sent someone to inspect Irina's home.
A week later Irina received a letter from the council.
The letter:
says that the mould is very serious and a significant hazard
explains what the council will do to fix it
How soon should the problem be fixed?
When the investigation ends, serious damp and mould must be fixed in:
24 hours if it's an emergency
5 working days if it's very serious but not an emergency
Your council or housing association must offer you free temporary housing if they cannot make your home safe within these timescales.
Your landlord still has to fix less serious damp and mould. But there is no deadline and they do not have to offer temporary housing.
More about how quickly your council or housing association has to fix damp and mould.
Need more advice?
Last updated: 27 October 2025
