Damp Problems in London Social Housing Raise Concerns for Tenants

A Commons inquiry has highlighted concerns about damp, overcrowding and poor conditions in social housing, with London reported to have the highest levels of damp in England. 

London tenants are facing some of the worst damp conditions in social housing in England, according to a Commons Housing, Communities and Local Government Committee report. The MPs’ report also highlighted overcrowding in the capital and warned that too many tenants are still living in poor housing conditions. 

The Committee said around 7% of social homes are estimated to experience damp, with the highest levels seen in London boroughs. It also reported that these problems are more common in council homes than in homes managed by housing associations. 

Florence Eshalomi, the Committee’s chair and MP for Vauxhall and Camberwell Green, told The Standard that people deserve “warm, safe and decent places to live” and said it was very concerning that social homes in London are often more likely to have a problem with damp. 

For social housing tenants, the report is an important reminder that damp and mould should not be treated as minor issues: they can affect health, damage belongings, make homes harder to heat and leave tenants feeling that complaints are not being taken seriously. 

MPs warn that poor housing conditions still exist 

The Committee’s report found that most social homes provide tenants with warm, safe and decent places to live; however, it also warned that poor conditions continue in too many social homes. 

The report highlighted damp and mould, overcrowding, homes that are difficult to heat and overheating as continuing concerns. It also said exposure to damp and mould can harm people’s physical and mental health. 

The MPs noted that tenants had described the practical cost of living in damp and mouldy homes, including time off work, trips to the doctor, higher heating bills and the need for extra blankets. Those details demonstrate that damp and mould are not just about appearance; they can affect everyday life, finances, health and the ability to feel safe at home. 

The Committee also warned that the minimum standard of what is considered a decent home has not changed in 20 years, and that just under 430,000 social homes still fail to meet that basic standard. 

Why damp and mould should not be ignored 

Damp and mould can develop for several reasons, including leaks, water ingress, poor ventilation, defective windows, faulty heating, cold homes, structural problems or overcrowding. Sometimes more than one issue is involved. 

Where a tenant reports damp and mould, the landlord should take the report seriously and consider what is causing the problem. Simply wiping down mould or repainting a wall may not be enough if there is an underlying repair issue. 

Government guidance on damp and mould says landlords should take a proactive approach and address the underlying causes rather than relying on tenants to manage the issue themselves. The Regulator of Social Housing, the body responsible for regulating registered social housing providers in England, has also warned that weaker landlord responses can include dealing with damp and mould complaints without inspecting the home or establishing the cause. 

If damp is linked to leaks or water damage, faulty heating or boiler problems, broken windows or doors, or wider structural issues, the landlord should investigate and arrange appropriate repairs. 

Awaab’s Law and serious damp and mould 

In England, social landlords now also have duties under Awaab’s Law, introduced after the death of two-year-old Awaab Ishak, which sets fixed timescales for dealing with emergency hazards and significant damp and mould hazards. The first phase came into force on 27 October 2025 and applies to the social rented sector where the legal criteria are met. 

According to Florence Eshalomi MP, while Awaab’s Law can help tenants with their landlords, social landlords across the capital still need to improve at fixing homes and responding to complaints promptly. 

For tenants, the key point is that serious damp and mould should not be ignored, delayed or dismissed. If damp or mould may affect health or safety, especially where children, older people, disabled tenants, or people with respiratory conditions live in the home, landlords should act quickly and properly. 

The Housing Ombudsman and complaint routes 

If a social housing tenant has reported damp, mould or other repairs and the issue is not resolved, they can make a formal complaint to their landlord. If the complaint remains unresolved, they may be able to refer it to the Housing Ombudsman Service (HOS) for free. HOS is an independent service that investigates complaints about social landlords in England, including councils and housing associations. 

HOS can investigate complaints, make findings and recommend action, including repairs, apologies and compensation; however, the process can take time and may not always provide the urgent or enforceable outcome tenants need. 

Tenants may also want to seek legal advice where repairs have been repeatedly delayed, the home is unsafe or unfit to live in, belongings have been damaged, or poor housing conditions have affected health. 

A housing disrepair claim may help tenants seek repairs and, where appropriate, compensation. Compensation may reflect factors such as how long the home was affected, loss of enjoyment of the property, inconvenience, damaged belongings and the impact on health or day-to-day life. 

What evidence should tenants keep? 

If damp, mould or related repair problems are being ignored or delayed, it is important to keep clear records. Useful evidence may include:  

• photographs 
• videos 
• repair reference numbers 
• emails 
• letters 
• complaint responses 
• inspection reports 
• medical information 
• a diary of when the problem was reported 

Tenants should also keep evidence of any damage to belongings, such as clothing, bedding, furniture, carpets or children’s items. If the home is difficult to heat, it may also help to keep records of heating problems, boiler faults, energy bills, and any temporary measures taken to stay warm. 

This evidence can be important if the issue later needs to be escalated through a complaint, the Ombudsman or legal advice. 

How Premier Legal Assist can help 

If you are a social housing tenant and your council or housing association has failed to deal with reported damp, mould, leaks, heating problems or other housing issues, you may be entitled to make a housing disrepair claim. 

Premier Legal Assist works with specialist no-win, no-fee housing disrepair solicitors who regularly handle housing association and council cases. They can help you understand your rights, gather evidence, push for the repairs you are owed, and pursue compensation where appropriate. 

To find out if you are eligible, complete our short claim form or message us on WhatsApp and a member of our team will be in touch.