Damp and Mould at Inspection: A Guide for UK Landlords
Short answer: at every inspection, check the rooms where damp and mould usually show first (bathrooms, kitchens, bedroom corners, behind furniture, window reveals and under sinks). Record what you see in the room and on the item, rate it honestly, and add a comment and a photo to anything that isn't in good condition. Then act on it. The government's guidance for rented housing providers says damp and mould can harm tenants' health and that landlords should deal with the underlying causes quickly rather than blame lifestyle.
Why damp and mould matter for landlords
Damp and mould are among the hazards assessed under the Housing Health and Safety Rating System (HHSRS), which local councils use to judge whether a home is safe. Gov.uk's guidance Understanding and addressing the health risks of damp and mould in the home sets out that damp and mould can affect anyone's health, and especially people with respiratory conditions, weakened immune systems, children and older people. It expects landlords to take reports seriously, find the cause and fix it.
An inspection is your best chance to spot the problem early, while it's still small and cheap to put right.
Where to look during an inspection
| Area | What to check |
|---|---|
| Bathroom | Black spots on sealant, grout and ceilings; whether the extractor fan works; peeling paint |
| Kitchen | Extractor hood or fan; condensation on windows; under the sink for leaks |
| Bedrooms | Corners of external walls, behind wardrobes and beds, around windows |
| Windows | Condensation, wet sills, mould on frames and reveals; trickle vents open and clear |
| Walls and ceilings | Tide marks, staining, bubbling plaster or paint, musty smell |
| Under the stairs and cupboards | Musty smell, mould on stored items, cold external walls |
| Outside | Blocked gutters and downpipes, cracked render, damaged roof tiles, high ground against walls |
You can use the room-by-room free printable inspection checklist to make sure nothing is missed.
How to record what you find
The aim is a record anyone could understand later, whether that's you, the tenant, a contractor or a deposit adjudicator.
- Rate each item honestly. If a wall or window is showing signs of damp, mark it Average or Requires Improvement. An honest rating is what makes the report useful, so don't round up to Good.
- Add a comment to anything marked Average or Requires Improvement. Say where it is, how big, and what you think the cause might be. For example: "Black mould approx. 30 cm along top of external wall, bedroom 2. Window trickle vent closed."
- Add a photo. Take one wide shot showing the location and one close-up. Photos with dates make it far easier to show whether things improve or get worse between inspections.
- Note what you've agreed. If you've asked a contractor to look at it, or agreed with the tenant to open trickle vents, write it down.
- Share the report. Send a copy to the tenant so you both have the same record.
In Landlord HQ, inspections are room by room with photos and notes, and the app produces a timestamped PDF report you can email to the tenant from your iPhone. It works offline, which helps in rooms with poor signal. Get Landlord HQ on the App Store.
Condensation, rising damp or a leak?
You don't need to diagnose the cause on the spot, but noting the clues helps whoever fixes it:
- Condensation: water droplets on windows and cold walls, mould in corners and behind furniture, often worse in winter.
- Penetrating damp: patches that grow after rain, often near gutters, roofs or damaged walls.
- Rising damp: tide marks low on ground-floor walls, crumbling plaster at skirting level.
- Leaks: staining under bathrooms, around pipes or below sinks.
If you're not sure, get a qualified surveyor or damp specialist to assess it.
After the inspection
- Fix the cause, not just the stain. Repair leaks, clear gutters, service or fit extractor fans, and look at ventilation and heating.
- Treat the mould properly once the cause is dealt with.
- Re-inspect. Compare new photos with the last report to check it has worked. The best landlord inspection app guide covers what to look for in a tool that keeps that history.
- Encourage tenants to report problems early. A clear reporting route helps; see our guide to tenant safety reporting.
Keeping documents together
Store contractor quotes, invoices and any surveyor's report with the property. Landlord HQ keeps compliance documents and certificates per property, with expiry reminders at 60 and 30 days for certificates like gas safety and EICR.
| Plan | Price | What it covers |
|---|---|---|
| Free | £0 | 1 property, 1 inspection, 1 document |
| Plus | £7.99 one-off | Up to 4 properties, unlimited inspections and documents |
| Pro | £19.99 one-off | Unlimited properties, inspections and documents |
FAQ
Are landlords responsible for damp and mould?
Landlords must keep rented homes free from serious hazards, and damp and mould are assessed under the HHSRS. Gov.uk guidance expects landlords to respond to reports, find the cause and fix it. Tenants should also report problems and ventilate where they can.
How should I record mould at an inspection?
Rate the item honestly (Average or Requires Improvement where it applies), then add a comment describing where it is and how big it is, and add dated photos.
Can I blame the tenant's lifestyle for mould?
Gov.uk guidance says landlords shouldn't assume damp and mould are caused by tenants' lifestyle. Look for building causes such as leaks, poor ventilation or inadequate heating first.
How often should I check for damp?
Check at every routine inspection and after any tenant report. Problems are often worst in winter, so a check in the colder months is useful.
Is there a free checklist I can use?
Yes. Our free printable inspection checklist is room by room, with ratings, comments, photo references and signature lines. No email needed.
How much does Landlord HQ cost?
Free covers 1 property, 1 inspection and 1 document. Plus is £7.99 one-off for up to 4 properties, and Pro is £19.99 one-off for unlimited. No subscription.
Sources
- Gov.uk: Understanding and addressing the health risks of damp and mould in the home
- Gov.uk: Housing Health and Safety Rating System (HHSRS): guidance for landlords and property-related professionals
- Gov.uk: Private renting: your landlord's safety responsibilities
- HSE: Legionnaires' disease (water system risks in rented property)