Damp and mould are the most common reason tenants in Haringey contact us. Older converted houses in Harringay and Tottenham, and system-built estates from the 1960s and 70s, are particularly prone to it. Whatever the building, your landlord cannot leave you living with it.
A claim can force the landlord to find and fix the cause, not just wipe down or paint over the mould, and can win compensation for the time you have lived with it.
Signs your landlord should be dealing with
- Black, green or white mould on walls, ceilings, window frames or behind furniture
- Tide marks, peeling paint or crumbling plaster low down on ground-floor walls
- Damp patches that grow after rain
- A persistent musty smell, or clothes and bedding that feel damp
- Mould that returns within weeks of being cleaned off
Why it happens and who is responsible
Damp has three main causes. Penetrating damp comes through defects such as cracked render, failed pointing, leaking gutters or a damaged roof. Rising damp comes up from the ground where the damp-proof course has failed. Condensation damp forms when warm, moist air meets cold surfaces, and is usually made worse by poor insulation, inadequate heating or missing extractor fans.
Where damp comes from a defect in the structure or exterior, the landlord must repair it under section 11 of the Landlord and Tenant Act 1985. Where it comes from the design of the building, the Homes (Fitness for Human Habitation) Act 2018 still requires the home to be fit to live in. Since 27 October 2025, Awaab's Law has also required council and housing association landlords to investigate significant damp and mould within 10 working days and make the home safe within strict time limits. Landlords often blame "lifestyle", such as drying clothes indoors. The Housing Ombudsman has told social landlords to stop doing this and look for the real cause.
How it affects you
Mould spores can trigger or worsen asthma, chest infections, eczema and allergies. Babies, older people and anyone with a lung condition or weak immune system are most at risk. Damp also ruins clothes, mattresses and furniture and makes a home expensive to heat.
Evidence that helps your claim
- Dated photos and video of every affected room, repeated every few weeks
- Emails, letters, texts or repair-portal entries showing when you reported it
- GP or hospital records if your health has suffered
- Receipts or photos for belongings you have had to throw away
- Any survey or inspection report the landlord has carried out
You can send photos and documents to us through the secure evidence upload page.
What you can claim
A successful claim for damp and mould usually has two parts. First, an agreement or court order that the landlord carries out the repairs by a fixed date. Second, compensation for the period you lived with the problem after the landlord knew about it, worked out as a share of your rent, plus the cost of damaged belongings and any extra expenses. If your health has suffered, that is assessed separately. Our compensation calculator gives an illustration.
What to do next
- Report it in writing to your landlord if you have not already, and keep a copy.
- Keep recording the problem with dated photos.
- Use the complaints process if you rent from Haringey Council or a housing association. You do not have to finish it before getting legal advice.
- Ask us for a free assessment. If you have a claim, it can be run on a no win no fee basis.
Not sure whether you have a claim? It takes two minutes to find out and costs nothing.
Questions tenants ask
My landlord says the mould is caused by condensation and is my fault. Can I still claim?
Often, yes. Condensation is usually a sign of a problem with the building, such as poor ventilation, missing insulation or heating that does not work properly. An independent surveyor will identify the real cause. If the home is not fit to live in because of damp, the landlord can be responsible even where there is no single item of disrepair.
How quickly must a council or housing association deal with damp and mould?
Under Awaab's Law, a social landlord must investigate a significant damp and mould hazard within 10 working days of becoming aware of it, send you a written summary within 3 working days of the investigation ending, and make the home safe within 5 working days after that. Emergencies must be dealt with within 24 hours.
Does Awaab's Law apply to private landlords?
Not yet. The Renters' Rights Act 2025 gives the government power to extend it to private renting, but no start date has been set. Private tenants are still protected by section 11 and the fitness for habitation rules, and can bring a claim in the same way.
