Mould remains a year-round issue for landlords and tenants

Mould remains a year-round issue for landlords and tenants

Mould and damp problems persist throughout the year in UK rental properties, posing significant health risks and compliance challenges for landlords. Experts warn that moisture issues are not confined to winter months and require ongoing management and repair.

Landlords must recognise that mould is a symptom of underlying damp problems and address causes promptly to meet legal obligations and protect tenant health. Tackling moisture and ventilation consistently is essential to prevent recurrence and ensure homes remain safe and habitable.

Government data and expert insight highlight scale of mould problem

Government estimates indicate that between 962,000 and 6.5 million homes in England suffer from damp and mould, depending on measurement criteria. This wide range reflects the complexity and prevalence of the issue in the private rented sector as well as owner-occupied housing.

George Edwards, managing director of Timberwise, emphasises that mould is often misunderstood as a seasonal issue linked to winter condensation. He explains that moisture can accumulate year-round due to factors such as leaks, poor ventilation, and penetrating damp, making mould a persistent risk in rental properties.

Edwards notes that many households live with untreated mould, unaware of the health consequences, which can be severe for vulnerable tenants including children, elderly people, pregnant women, and those with respiratory conditions.

Mould is a symptom, not the root cause

Edwards stresses that visible black mould, often caused by species like Aspergillus niger, is merely the surface manifestation of deeper moisture problems. Condensation is the most common cause, occurring when warm, humid air meets cold surfaces in poorly ventilated rooms.

Other causes include penetrating damp from damaged roofs or gutters, rising damp due to defective damp proof courses, and traumatic damp from incidents like burst pipes. Each cause requires a tailored repair approach rather than simply cleaning the mould.

Summer months do not eliminate mould risk, as everyday activities such as cooking, showering, drying clothes indoors, and plumbing leaks can introduce moisture at any time. Consistent moisture management is therefore critical throughout the year.

Health risks and legal duties for landlords

Government research links damp and mould in homes to approximately 5,000 asthma cases and 8,500 lower respiratory infections annually in England. The health impact varies by individual, with some tenants experiencing mild irritation and others facing serious respiratory harm.

The tragic death of two-year-old Awaab Ishak in 2020 from prolonged mould exposure in social housing brought national attention to the issue and led to the introduction of Awaab’s Law. This legislation clarifies landlords’ legal responsibilities to ensure properties are free from Category 1 hazards and meet fitness for habitation standards.

Landlords must ensure their properties comply with the Housing Act and Decent Homes Standard, addressing damp and mould proactively to avoid legal consequences and protect tenant wellbeing.

Effective mould treatment and prevention strategies

Small surface mould areas can be treated safely by landlords or tenants using appropriate mould removers, protective equipment, and good ventilation. However, cleaning alone is insufficient if underlying moisture sources are not identified and repaired.

Persistent or extensive mould infestations require professional investigation with moisture meters and remedial work such as repairing leaks, improving ventilation, drying affected areas, or replacing damaged materials like plasterboard and insulation.

Edwards recommends follow-up inspections about six weeks after treatment to confirm that moisture issues have been resolved and mould has not returned.

Preventative measures include ventilating kitchens and bathrooms, using extractor fans, avoiding indoor clothes drying where possible, maintaining heating during colder months, and promptly fixing leaks. These steps must be maintained consistently year-round rather than only during winter.

Implications for landlords managing rental properties

Landlords face increasing scrutiny and legal obligations to manage damp and mould risks effectively. Failure to act can result in enforcement action, tenant complaints, and potential liability for health impacts.

Proactive property inspections, moisture monitoring, and timely repairs are essential to maintain compliance and tenant safety. Landlords should also educate tenants on ventilation and moisture control to support prevention efforts.

Given the complexity of damp causes, landlords may need to engage specialist surveyors or damp treatment professionals to diagnose and resolve issues comprehensively.

Uncertainties and ongoing challenges

While Awaab’s Law and related regulations clarify landlord duties, practical challenges remain in consistently identifying and remedying damp sources, particularly in older or poorly maintained properties.

There is also variability in local authority enforcement and tenant awareness, which can affect how quickly mould problems are addressed.

Landlords should keep abreast of evolving guidance and case law relating to housing health and safety standards to ensure ongoing compliance.

What landlords should do now

• Conduct regular inspections focusing on signs of damp and mould, especially in high-risk rooms such as bathrooms and kitchens.
• Investigate any visible mould promptly to determine underlying moisture causes using appropriate diagnostic tools or professional advice.
• Implement repairs to roofs, gutters, plumbing, and damp proof courses without delay to prevent moisture ingress.
• Enhance ventilation by installing or maintaining extractor fans and advising tenants on moisture management practices.
• Document all inspections, communications, repairs, and tenant guidance to demonstrate compliance with legal obligations.
• Review tenancy agreements and house rules to include clauses encouraging tenants to ventilate properly and report damp issues early.

Supporting landlords with mould and damp compliance

TLA membership offers landlords and letting agents access to practical compliance resources and guidance on managing damp and mould risks effectively. Members can benefit from detailed checklists and document templates to record inspections, repairs, and tenant communications related to property condition.

The new TLA property management and compliance platform, ORBIT, currently in BETA testing, aims to help landlords organise property records and monitor compliance activities. ORBIT’s tools for recording repairs and inspections can support landlords in tracking moisture issues and demonstrating due diligence.

Exploring TLA membership and ORBIT BETA access can provide valuable support in meeting evolving regulatory expectations and protecting tenant health in the private rented sector.

Landlords should act now to address mould risks proactively, recognising that moisture control is a continuous obligation rather than a seasonal concern. Early intervention and thorough remediation reduce health hazards and legal risks, helping maintain safe, habitable rental homes.

Sources: Landlord Today