Condensation and mould: what landlords need to know and how to manage it effectively

As temperatures drop and the UK moves into the colder months, condensation in homes becomes a common issue. For landlords, the change in seasons can cause condensation to escalate if not managed properly, leading to mould, tenant complaints, and potential legal implications.

Condensation and mould, if left unaddressed, not only risk the health of tenants but may also lead to issues requiring resolution over the tenant’s deposit at the end of the tenancy.

Understanding the causes of condensation and mould, and making sure that both landlords and their tenants know how to prevent them, is vital to safeguard their properties and tenants, and to stay on the right side of the law.

In this guide, we’ll explore the steps you can take to manage condensation, comply with evolving legislation, and protect your investment.

Tenants’ rights on damp and mould in UK rental properties

Under Awaab’s Law, social landlords are legally required to address serious health hazards like damp and mould within strict timeframes. These issues are no longer seen as tenant lifestyle problems. If a tenant reports damp or mould in writing, landlords must take immediate action to investigate and resolve the root cause.

If landlords fail to respond, tenants now have:

• The right to escalate the issue via their local council’s Environmental Health team
• Access to the Private Rented Sector Ombudsman for free dispute resolution
• Protection against retaliatory eviction, meaning landlords cannot serve a Section 21 notice as a response to reported disrepair

Did you know, according to a recent YouGov survey of 2,130 of UK adults, more than half of private renters (54%) have experienced damp or mould in their home at some point,  while 44% reported experiencing it within the past 12 months.

Awaab’s Law and new legal obligations for private landlords

The tragic death of two-year-old Awaab Ishak, who died in a social-rented home as a result of health problems brought on by prolonged exposure to mould in the property, resulted in the introduction of Awaab’s Law to the social sector in 2025.

The first phase of Awaab’s Law came into effect on 27 October 2025, becoming an automatic part of social housing tenancy agreements. While Phase two, is set to launch on 30 November, and massively expands the law to cover general building defects beyond damp and mould.

Before Awaab’s law, when problems relating to the condition of a rented property are reported, landlords are simply required to fix them within a ‘reasonable’ timeframe. Under Awaab’s Law, socials landlords are legally required to investigate and fix reported serious health hazards like damp and mould within a specific timeframe or face legal consequences, including fines and potential bans on renting out properties. The regulations mean landlords must:

• Investigate and act upon emergency hazards within 24 hours
• Respond to significant hazards within 10 working days of becoming aware of them
• Prepare a written summary of the investigation’s outcome and deliver it to the specified tenant within three working days after the investigation is completed
• Carry out the necessary safety measures within five working days following the conclusion of the investigation, if a significant hazard is identified
• Begin any additional necessary works within five working days of the investigation’s conclusion if a significant or emergency hazard is identified. If it is not possible to take steps within five working days, action must be taken as soon as reasonably practicable, and the physical work must begin within 12 weeks

Landlords who fail to comply risk their tenants challenging them through the court for breach of contract.

“Since the death of Awaab Ishak in 2020 as a result of mould, campaigners have been calling for landlords to be held to higher standards.

It is no longer acceptable to blame issues on the way tenants live and normal life. Instead, landlords and their agents must be sensitive to the needs of tenants and work with them to understand and change behaviour where appropriate.”

James Dempsey, Division Resolution Lead at mydeposits

How does the Renters’ Rights Act protect tenants?

The Renters’ Rights Act, introduced on 1 May 2026, provides greater rights and protections for people renting their homes. There are a number of measures aimed at protecting tenants from substandard living conditions and hazards such as damp, mould and condensation. These include the following:

• Mandating timely repairs

Landlords must address reported issues of damp and mould promptly, adhering to strict timelines specified in the legislation. The Renters’ Rights Act will also introduce a Decent Homes Standard in the Private Rented Sector. This standard holds landlords to health and safety guidelines, making it a requirement for all homes to be in good repair, adequately heated, and equipped with modern facilities.

• Enhancing enforcement powers

Local authorities will have greater powers to enforce standards and penalise non-compliant landlords. The maximum fines they can issue to landlords without having to go to court will increase from £30,000 to £40,000 for serious and persistent non-compliance. Landlords who fail to keep their property free from serious hazards can be fined up to £7,000.

• Improving tenant rights

Tenants will have clearer avenues to report issues and seek redress without fear of retaliation through the Private Rented Sector Ombudsman. The ombudsman will support quicker and cheaper resolution when there are disputes, preventing them escalating to costly court proceedings by providing fair, impartial and binding resolution, to both landlords and tenants.

For landlords, the change to the law is significant. Landlords must be sure to address mould-related complaints promptly to avoid liability, legal action, and severe financial penalties.

Landlords should adopt preventative measures that not only comply with the law, but also protect their properties from long-term damage and safeguard their tenants.

What is condensation and why does it lead to mould?

Condensation occurs when warm, moist air in a home comes into contact with colder surfaces, such as windows or walls. As the moisture cools, it condenses into water droplets, which can lead to the development of black mould.

Over time, this mould can damage the property and create serious health risks, particularly for tenants with asthma, allergies, or respiratory issues.

This kind of mould thrives in damp conditions, and its presence can be a warning sign of broader issues like poor insulation, inadequate ventilation, or ineffective heating.

From a landlord’s perspective, addressing hazards such as condensation and mould not only maintains the property’s value but may also prevent the need for formal resolution at the end of the tenancy over deposit deductions.

We offer an independent and impartial resolution service for landlords, agents and tenants who are unable to reach an agreement on distributing the deposit when the tenancy ends. In this case study on mould and damp we break down our approach. The case highlights the importance of reporting issues as soon as the tenant notices them, and also of ventilating your rental property.

The role of landlord insurance in managing damp, mould, and condensation

When it comes to managing damp, mould and condensation in your rental property, it’s not just tenant health and legal compliance that are at stake – landlords also need to consider how damp and mould issues may affect the insurability of their properties.

Damp or mould are typically caused by ongoing issues with the property, and these are often not covered by standard landlord insurance policies, unless they are the result of an insured event like a burst pipe.

Emma Bracchi, Claims Lead at our insurance partner, Total Landlord, emphasises the critical role of preventative maintenance in safeguarding properties from the effects of damp and mould:

“At Total Landlord, we receive numerous claims each year related to damage caused by damp and mould. Many of these cases could be avoided with regular inspections and timely intervention,” she explains. “Landlords should be aware that insurance policies often do not cover damage resulting from long-term neglect or lack of maintenance. Proactively addressing condensation and mould not only protects your investment but also guarantees compliance with your insurance obligations.”

Key factors that cause condensation in rental properties

Several factors contribute to condensation and the development of mould in homes. These include the following:

• Insufficient heating. Properties that aren’t consistently heated to at least 18-19 degrees Celsius are more likely to suffer from condensation. Cold surfaces like walls and windows attract moisture, particularly in homes with poor insulation
• Poor ventilation. Kitchens and bathrooms are particularly prone to moisture build-up. If the steam from cooking or bathing isn’t ventilated properly, it will condense on cooler surfaces throughout the property
• Tenant behaviour. Tenants may inadvertently contribute to condensation by drying clothes indoors or not using extractor fans. Landlords should educate tenants on the importance of keeping rooms ventilated and avoiding moisture build-up

How landlords can prevent condensation and mould

Proactively addressing condensation is the best way to avoid the negative impacts of mould and damp. Here are some practical steps landlords can take to protect their properties:

1. Insulate the property effectively. Good insulation is key to preventing condensation. Making sure that walls, lofts, and windows are properly insulated will help keep the property warm and reduce the likelihood of condensation. Insulating cavity walls and installing double glazing also contribute to improving the property’s Energy Performance Certificate (EPC) rating, which is particularly important given the government’s target for privately rented properties to achieve an EPC rating of C by 2030.
2. Provide efficient heating. Making sure the property has an efficient and affordable heating system will help tenants maintain a steady temperature and avoid condensation. Natural gas is typically the most cost-effective option, but where gas isn’t available, consider upgrading to an energy-efficient alternative. Landlords should encourage tenants to keep the property at a consistent temperature, rather than fluctuating between hot and cold. Total Landord’s guide to preparing your boiler contains lots of useful advice on maintaining a decent heating system.
3. Improve ventilation. Proper ventilation in kitchens and bathrooms is crucial. Extractor fans can remove moisture before it condenses on surfaces, while more advanced ventilation systems like Mechanical Ventilation with Heat Recovery (MVHR) offer continuous airflow. Landlords should also make sure tenants understand the importance of using these systems, even in winter.
4. Educate tenants. Tenant education is often overlooked but is crucial to maintaining a mould-free property. By informing tenants about the causes of condensation and how to prevent it, landlords can reduce the likelihood of mould forming. Provide tenants with clear instructions on how to ventilate the property, keep rooms heated, and avoid drying clothes indoors.
5. Regular inspections. Inspections are a vital tool for landlords to maintain their properties and strengthen the landlord-tenant relationship.

Legal duty to prevent damp and mould

Landlords now have a legal obligation to make sure that rented properties are free from serious health hazards under the Housing Health and Safety Rating System (HHSRS). This includes taking proactive steps to:

• Maintain adequate ventilation in high-moisture areas (bathrooms/kitchens)
• Make sure the heating system allows tenants to keep the property at 18–19°C
• Act promptly when a tenant reports mould or water ingress

Long-term solutions and compliance with the Renters’ Rights Act

The Renters’ Rights Act introduces new legal obligations, landlords must be prepared to adopt long-term approaches for managing condensation and mould.

The new laws place additional responsibilities on landlords to make sure that their properties are free from health hazards like mould and damp.

Regular inspections, proactive maintenance, and tenant education will be key to compliance and maintaining the integrity of your property.

Key actions include:

• Regular property inspections. Schedule routine checks, especially before and during the colder months, to identify and address any issues early
• Prompt repairs. Act quickly to fix any reported problems related to damp and mould to comply with legal timeframes and avoid penalties
• Record-keeping. Maintain detailed records of inspections, communications with tenants, and repair work to demonstrate compliance with your legal obligations

Condensation and mould are persistent problems for landlords, particularly during the colder months. However, with a proactive approach – making sure the property is well-insulated, properly ventilated, and adequately heated – landlords can reduce these risks.

Tenant education is also critical to keeping properties mould-free. Total Landlord have put together a damp and mould tenant checklist that you can download and share with your tenants. You can also refer tenants to our article, ‘Condensation and mould: Handy tips for tenants during the colder months’.

By implementing these measures, landlords can avoid disputes, reduce repair costs, and protect their properties from long-term damage. With provisions in the Renters’ Rights Act such as the Decent Homes Standard and Awaab’s Law setting higher standards for rental properties, staying informed and compliant is more important than ever.