What tenants should expect from a damp and mould inspection

Prepare a short record before the inspection

A landlord inspection is an opportunity to record the present condition and investigate possible causes. Your notes do not need to diagnose the building or prove responsibility.

• List each affected room and the first date you noticed the problem.
• Put repair reports, complaint references, replies, and previous visits in date order.
• Note where damp or mould returns after cleaning or earlier work.
• Write down any times the room could not be used normally.
• Have two or three priority questions ready so the main points are not missed.

Sources: GOV.UK; Housing Ombudsman

Take safe evidence without delaying an urgent report

Keep original files and record the room and capture date separately. Do not enter a dangerous area or postpone an emergency report to complete photographs.

1. 1

   Wide view

   Show the whole room and where the affected surface sits in relation to windows, ceilings, outside walls, pipework, or furniture.

2. 2

   Mid-range view

   Show the spread of staining, mould, condensation, damaged finishes, or water marks and some surrounding context.

3. 3

   Close view

   Capture visible detail without touching mould, disturbing damaged material, climbing unsafely, or approaching wet electrical fittings.

Sources: GOV.UK; Shelter England

Record access and who attended

Shelter England explains that tenants should allow reasonable access for inspection and repairs and should receive written notice for an inspection. Keep the access record even where the visit is cancelled or missed.

• Save the appointment offer and the date and time agreed.
• Record the attendee's name, organisation, and job or repair reference where provided.
• Note the rooms and surfaces inspected and any areas not inspected.
• Record any photographs, readings, samples, or measurements taken by the attendee.
• If an appointment is unsuitable, reply promptly and offer reasonable alternatives.

Sources: Shelter England; Shelter England

Ask practical questions during the visit

• What areas were inspected and what visible signs were recorded?
• Is any further specialist inspection or monitoring proposed?
• What immediate action, temporary work, or permanent repair is proposed?
• Who owns the next action and when should the tenant expect an update?
• Will the findings, photographs, and work plan be provided in writing?

Sources: GOV.UK; Housing Ombudsman

Ask for written findings and a clear next action

After the visit, ask for the inspection outcome, work order, target dates, temporary measures, and any further investigation in writing. If a report is not shared, send your own short note of who attended, what was inspected, and what you understood would happen next, then ask the landlord to correct any factual error.

Keep inspection reports, work orders, appointment records, and completion dates together. These records help distinguish what was observed from what was later repaired.

Source: Housing Ombudsman

Separate temporary treatment from work on the underlying cause

Government guidance says damp and mould can have several causes and housing providers should identify and address the underlying causes, not rely only on removing visible mould. This checklist does not decide which cause applies to an individual home.

• Record cleaning, mould wash, decoration, dehumidifiers, or temporary ventilation separately.
• Record work to leaks, roofs, gutters, pipework, heating, insulation, ventilation, or structural defects separately.
• Ask what the temporary measure is expected to achieve and what further investigation or repair remains.
• Take a new safe photograph set after work and note whether the condition returns.

Sources: GOV.UK; Shelter England

Follow up after the inspection

1. 1

   Confirm the record

   Send a concise written summary of attendance, findings shared with you, agreed access, and promised actions.

2. 2

   Track each action

   Add appointments, work completed, postponed items, and any recurrence to the repair chronology.

3. 3

   Escalate unresolved handling

   If action or communication remains unresolved, use the complaint route that matches a council, housing association, or private landlord tenancy.

Sources: Housing Ombudsman; Shelter England; Shelter England

Do not wait for a routine inspection where there is urgent danger

Use the landlord's emergency repair route for an immediate hazard. For fire, a suspected gas or carbon monoxide leak, exposed live electrics, or serious structural danger, move away from the affected area if it is safe and contact the appropriate emergency service.

Damp and mould can affect health. Seek appropriate medical help for health concerns, but avoid sending detailed medical information through an ordinary repair channel unless it is necessary and the channel is suitable.

Sources: GOV.UK; Shelter England