DSS Select | Tenant Advice & Housing Rights | October 2026
Living in a property with damp, mould, a leaking roof or a broken boiler can be frustrating, particularly when you've reported the problem to your landlord and nothing has been done.
Unfortunately, it's a situation many tenants face. Some landlords respond quickly and arrange repairs, while others delay, ignore messages or promise to carry out work that never happens.
But tenants shouldn't have to live in unsafe or unhealthy conditions.
In England, landlords have legal responsibilities to keep rented properties in good repair and ensure they are safe to live in. If your landlord refuses to deal with serious problems, there are steps you can take to protect yourself and get the matter resolved.
At DSS Select, we believe everyone deserves a safe, secure and well-maintained home, regardless of whether they are working, receiving Universal Credit or claiming Housing Benefit.
What Repairs Is My Landlord Responsible For?
Landlords are legally responsible for keeping their properties safe and maintaining important parts of the building.
This generally includes:
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Repairing leaking roofs, gutters, external walls and windows.
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Maintaining boilers, heating and hot water systems.
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Keeping plumbing, toilets, sinks and drainage in working order.
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Maintaining electrical installations and gas appliances.
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Investigating and addressing damp and mould caused by problems with the property.
For example, if your boiler stops working during winter or water is leaking through the ceiling, your landlord should arrange for the problem to be investigated and repaired within a reasonable time.
The urgency will depend on how serious the problem is.
However, tenants also have responsibilities. They should report problems promptly, take reasonable care of the property and allow access for necessary inspections and repairs.
Is Damp and Mould the Landlord's Responsibility?
Damp and mould are among the most common complaints in rented accommodation.
They can appear as black patches on walls, ceilings or around windows, often accompanied by a musty smell.
There are several possible causes, including leaking pipes, poor insulation, inadequate ventilation, penetrating damp and condensation.
Some landlords immediately blame tenants for not opening windows or heating their homes properly.
But the situation is not always that simple.
A property may have structural problems, defective ventilation or inadequate heating that contribute to damp and mould.
Landlords should investigate the cause rather than simply painting over the affected area.
Treating the mould without addressing the underlying problem may only provide a temporary solution.
Where damp or mould is significant, it can also affect people's health, particularly children, older people and those with respiratory conditions.
What Should You Do If Your Landlord Ignores Repairs?
If you've reported a problem and nothing has happened, there are several practical steps you can take.
1. Report the Problem in Writing
Always report repairs by email or another method that provides a written record.
Explain what the problem is, when you first noticed it and how it is affecting your home.
For example:
"Dear Landlord, I am writing to report damp and mould in the bedroom. The problem has been getting worse over the past few weeks, and I am concerned about the condition of the room. Please arrange an inspection and confirm when the necessary repairs will be carried out."
Attach photographs wherever possible.
2. Keep Evidence
Take photographs of damp, mould, leaks or damaged areas.
Keep copies of emails, text messages and any replies from your landlord or managing agent.
If the problem becomes worse, take updated photographs.
Having a clear record can be particularly helpful if you later need assistance from your local council or legal adviser.
3. Give Your Landlord a Reasonable Opportunity to Act
Not every repair can be completed immediately.
Sometimes contractors need to inspect the property, identify the cause, obtain parts or arrange specialist work.
However, serious problems affecting health and safety should be dealt with urgently.
A landlord who repeatedly ignores complaints or makes no reasonable attempt to investigate may be failing to meet their legal obligations.
4. Contact Your Local Council
If your landlord refuses to carry out necessary repairs, you can contact your council's private sector housing or environmental health team.
The council may arrange an inspection and assess whether the property contains hazards under the Housing Health and Safety Rating System (HHSRS).
Where serious hazards are identified, the council has powers to require landlords to take action.
You don't need to wait until a property becomes completely uninhabitable before asking for advice.
5. Seek Independent Housing Advice
If the problem continues, organisations such as Shelter and Citizens Advice can explain your rights and the options available.
Depending on the circumstances, tenants may also be able to take legal action to require repairs or seek compensation.
It is important to get advice before taking legal action.
Can I Stop Paying Rent Until Repairs Are Completed?
This is a question tenants frequently ask.
The short answer is that you should not simply stop paying rent because repairs have not been carried out.
Even where a landlord has failed to meet their responsibilities, withholding rent can lead to arrears and potentially put your tenancy at risk.
There are legal procedures that may allow tenants to recover certain repair costs, but these need to be followed carefully.
If you are considering withholding rent or arranging repairs yourself, seek independent legal or housing advice first.
What Has Changed Under the Renters' Rights Act 2025?
The Renters' Rights Act 2025 introduced important changes to private renting in England from 1 May 2026.
One of the biggest changes was the abolition of Section 21 no-fault evictions for most private assured tenancies.
This means landlords can no longer use the ordinary Section 21 procedure simply to end a tenancy without establishing a legal ground for possession.
The changes should give tenants greater confidence to raise concerns about poor housing conditions without fearing that a complaint will automatically lead to a no-fault eviction.
However, landlords can still seek possession where valid legal grounds exist, such as serious rent arrears or certain other circumstances.
What About Awaab's Law?
Awaab's Law introduces specific requirements for dealing with serious housing hazards, including damp and mould.
These requirements began applying to social housing in October 2025.
The Renters' Rights Act 2025 also provides for Awaab's Law to be extended to private rented accommodation.
As of October 2026, the detailed requirements and implementation date for private landlords are still being consulted on. This does not remove landlords' existing duties to address dangerous conditions and disrepair.
What If My Landlord Blames Me for the Mould?
Not every damp problem has the same cause.
Condensation can be influenced by everyday activities such as cooking, bathing and drying clothes indoors. However, poor insulation, inadequate ventilation and insufficient heating can also contribute.
A landlord should not automatically assume that the tenant is responsible.
Equally, tenants should take reasonable steps to ventilate and heat their homes where possible and report problems as soon as they become aware of them.
The best approach is to identify the actual cause and agree on a practical solution.
Where necessary, an independent damp survey may help establish what work is required.
A Safe Home Should Be a Basic Expectation
Most landlords want to maintain their properties and provide a good service to their tenants.
Repairs are a normal part of property ownership, and dealing with problems early often prevents more expensive damage later.
For tenants, the important thing is to report problems promptly, keep records and understand where to seek help if nothing is done.
No one should have to live with serious damp, mould, unsafe electrics or a broken heating system simply because their landlord refuses to act.
Good communication and responsible property management can prevent many disputes before they escalate.
How DSS Select Can Help
At DSS Select, we believe everyone deserves a safe, secure and well-maintained home.
Whether you're employed, receiving Universal Credit, Housing Benefit or other financial support, you should have the same opportunity to find suitable accommodation and enjoy your rights as a tenant.
Our aim is to connect tenants with landlords and letting agents while promoting fair housing, responsible property management and better understanding between both parties.
Looking for your next home?
Visit www.dssselect.co.uk to learn more about our tenant registration platform and take the next step towards finding suitable rental accommodation.
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