Repairs, damp and mould: what the landlord must fix, and how fast

What the landlord must repair

By law (Landlord and Tenant Act 1985, section 11, and the Homes (Fitness for Human Habitation) Act 2018), whatever the agreement says:

• the structure and exterior: roof, walls, windows, doors, gutters;
• water, gas and electricity supply and their pipes and wiring;
• heating and hot water;
• basins, sinks, baths and toilets;
• and the home must be fit to live in: free of damp, mould, cold, pests and other serious hazards.

You are responsible for small things a tenant would normally do (light bulbs, keeping it clean and ventilated) and for damage you cause.

How fast: Awaab's law

Awaab's law sets time limits for dealing with hazards. It started in social housing in October 2025 and the Renters' Rights Act extends it to private tenancies, hazard by hazard:

• Emergencies (a danger to health or safety now): made safe within 24 hours.
• Damp and mould: investigated within 10 working days, findings in writing within 3 working days of that, works started within 5 working days of the findings, and alternative accommodation if you cannot stay safely.
• Other significant hazards: the same timetable as each hazard is brought in; until then, a "reasonable time", which the council judges.

Report it so it counts

1. In writing, with the date, photos and how it affects you. An email or a message in your MyLandlordPA portal both count.
2. Give reasonable access for inspection and works.
3. If a deadline passes, write again and say so.
4. Then the council's private sector housing team: they can inspect, order the works and fine the landlord. Do not withhold rent; that puts you at risk.

What MyLandlordPA does

Every repair you report through MyLandlordPA is dated. The repair timeline tells you each deadline and whether it has passed. If your landlord is on MyLandlordPA, the report reaches them and their contractor at once; if not, your record keeps the evidence for the council.