Repairs and Mould: Landlord Responsibilities and Repair Timelines

Under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act, landlords are legally required to keep rental properties safe, healthy, and fit for human habitation. This includes keeping the structure, exterior, and essential installations (heating, hot water, sanitation, gas, and electricity) in proper working order.

Landlords are also responsible for addressing serious damp and mould. Under updated standards (including the expansion of **Awaab's Law** to the private rental sector), damp and mould are treated as serious health hazards rather than mere aesthetic issues.

If your home suffers from hazards that pose a threat to health and safety (including severe damp, mould, gas leaks, or broken heating in winter), your landlord must adhere to strict, legally enforceable response times:

• Emergency Hazards (e.g., total heating loss in cold weather, major gas/water leaks): The landlord must investigate and make the property safe within **24 hours**.
• Significant Hazards (including dangerous damp & mould): The landlord must investigate the issue within **10 working days** of being notified.
• Completing Safety Work: If the investigation finds a hazard, the landlord has **5 working days** to start the necessary repairs. They must also provide you with a written summary of their plan within **3 working days** of the investigation.
• Alternative Accommodation: If the hazard is too severe to be fixed safely while you live there, the landlord must arrange and pay for suitable alternative accommodation.

If your property needs repairs or has a mould problem:

1. Report it Immediately in Writing: Email or text your landlord or agent. This creates a clear, dated paper trail. Describe the problem clearly and include photos.
2. Allow Access: You must allow the landlord or their contractors reasonable access to carry out inspections and repairs (usually with at least 24 hours' written notice, except in emergencies).
3. Contact Environmental Health: If your landlord ignores your request or misses legal timelines, contact your local council's Environmental Health department. They can inspect the property and issue legally binding **Improvement Notices** to force the landlord to act.
4. Court Action: You can take your landlord to court for breach of contract. The court can order them to complete the repairs and pay you compensation.