England’s private rented sector is facing a deteriorating health and safety crisis, with new data showing that damp, mould and excessive cold have become routine features of everyday life for millions of tenants. According to figures highlighted by Citizens’ Advice, 45% of private renters are currently affected by at least one of these issues. Even more concerning is that almost half of them have been dealing with the problem for more than a year, often with no meaningful response from their landlord.
This ongoing exposure to poor housing conditions has intensified the debate around whether Awaab’s Law legislation that forces social landlords to take urgent action on damp and mould should be extended to include private rental homes. Allerton Damp, a well-established specialist in damp and mould remediation, is among those warning that without statutory deadlines for repairs, the private rental sector may remain a “blind spot” in tenant protection.
A Growing Public Health Concern
The rise in damp and mould issues is not new, but the recent data provides one of the clearest indications yet of how widespread the problem has become. UK housing surveys reveal that 26% of private landlords reported damp or mould in at least one property last year, and 18% had received tenant complaints about the issue. The real figures, however, may be far higher.
Tenant charities and advisory services frequently report that renters often feel unable to raise concerns, fearing that pushing too hard for repairs could result in eviction or a rent increase. In some instances, private landlords have been found to use possession proceedings as a way of avoiding carrying out repairs. This “quiet suffering” among renters means that the scale of the problem is likely well beyond the numbers currently being captured.
Damp and mould are more than maintenance concerns they are health hazards. The government’s guidance on indoor dampness warns that even unseen damp can contribute to respiratory problems, asthma flare-ups, skin irritation and a range of long-term health complications. For families with children or individuals with pre-existing conditions, prolonged exposure can significantly worsen overall well-being.
No Legal Deadlines for Private Landlords
One of the key differences between the social and private rental sectors is accountability. Social landlords are now subject to Awaab’s Law, which requires them to investigate reports of damp and mould within 14 days, begin repairs promptly, and complete urgent works within strict timeframes. These deadlines were introduced after the death of two-year-old Awaab Ishak, who died due to prolonged exposure to mould in his Rochdale home. The tragedy exposed major failings in the way housing providers responded to health-related disrepair.
In the private sector, however, no such legal timelines exist. While landlords are required to maintain their properties in a safe and habitable condition, the law does not compel them to act within a set period when hazards are reported. This leaves tenants vulnerable to slow or completely stalled responses.
Jordan Blackburn, Director at Allerton Damp, warns that this gap creates a two-tier system of protection: “Awaab’s Law has rightly raised standards in social housing, but millions of private renters remain without the safeguards they need. Setting clear deadlines for private landlords would lead to faster action, healthier homes, and better outcomes for tenants.”
Delays That Create Bigger Problem
Allerton Damp’s team frequently sees cases where problems have been left to escalate. A small patch of damp on a wall can develop into widespread mould contamination; minor condensation issues can evolve into full-scale structural damage; tenants may begin to experience worsening health symptoms. These situations often become far more expensive and complex to fix than they would have been had intervention taken place earlier.
The company argues that legally enforced timelines would not only improve safety but would also encourage landlords to address problems before they grow into costly repairs. In their view, a proactive framework protects both tenants and landlords.
Policy Discussions Are Already Underway
The question now is whether the principles behind Awaab’s Law should be extended beyond social housing. With nearly half of private renters reporting damp or mould problems, campaigners argue that a consistent standard should apply across all rental homes.
The potential policy proposals currently being explored include:
- Legal deadlines for private landlords to investigate damp and mould concerns.
- Requirements to begin remedial work within a fixed period, similar to the social housing model.
- Stronger penalties for landlords who ignore or delay action on health-related hazards.
- Better protection for tenants who report problems, including measures to prevent retaliatory eviction.
- Greater alignment between public health guidance and housing standards to ensure that living environments are safe.
Supporters of reform highlight that poor housing has long been linked to health inequalities. Those on lower incomes who are more likely to live in older, poorly insulated private rentals face disproportionate risks. Bringing private housing standards closer to those in the social sector could help reduce these disparities.
A Turning Point for the Private Rental Market?
The evidence emerging from Citizens Advice, the UK Government’s health guidance and industry specialists such as Allerton Damp paints a consistent picture: damp and mould in the private rental market is not a minor issue, but a widespread and persistent problem that poses serious risks.
For the millions of people who rely on the private rented sector, the lack of clear legal timelines means that complaints can drag on unresolved. Extending Awaab’s Law could provide clarity, accountability and a pathway to safer living conditions.
As policymakers continue to evaluate the next steps, one thing is clear: improving the health and safety of private rental homes is not just a housing issue, it is a public health priority. And for many renters living with damp and mould right now, change cannot come soon enough.
