How do I report damp to my landlord (in writing)?

Why “in writing” matters so much

The single most important thing about reporting damp is to do it in writing — an email or a letter — even if you also phone or speak to the landlord in person. Here’s why: a landlord’s duty to fix damp within a reasonable time is measured from the moment they became aware of it. A phone call leaves no proof of what you reported or when. A written message fixes that date in black and white, and it’s exactly what Croydon Council or a court will want to see later.

Think of your written report as the foundation of every later step. Get it right and everything else is easier.

Step by step

1. Write it down. Email is ideal (instant, dated, copy kept automatically). A letter works too — keep a copy and ideally get free proof of posting.
2. Describe the problem clearly: which rooms, how big the area is, when it started, and whether it’s spreading.
3. Note any harm: effects on your health (especially for babies, children, elderly people or anyone with asthma/COPD), and damage to your belongings, furniture or decoration.
4. Attach dated photos. Take them now and re-take them every week or two to show it’s persistent.
5. Make a clear request: ask the landlord to investigate the cause and carry out repairs within a reasonable time (it’s fine to suggest, for example, that you’d expect them to investigate within about 14 days).
6. Keep everything — your message, their replies, and the dates.

Copy-paste template

Subject: Damp and mould at [your address] — request to investigate and repair

Dear [landlord / letting agent name],

I’m writing to report damp and mould at [full address], which I rent from you.

The problem is in [room(s)] — [briefly describe, e.g. “black mould spreading across the bedroom external wall and around the window”]. It started [when] and has [stayed the same / got worse]. [Mention any health effects or damaged belongings.]

I’ve attached dated photos. Please could you arrange to investigate the cause and carry out any necessary repairs within a reasonable time (I’d expect an inspection within around 14 days). I’m happy to provide access at a convenient time.

Please confirm in writing what you’ll do and when. Thank you.

[Your name] · [date] · [phone]

If the landlord ignores you

Give a reasonable time, then escalate — don’t let it drift:

• Croydon Council environmental health team. They can inspect under the HHSRS and serve an enforcement notice with a deadline if the damp is a serious hazard. This works for private and social tenants.
• Shelter and Citizens Advice for free, expert advice.
• A housing disrepair claim can secure repairs and compensation.

And importantly — keep paying your rent throughout. Withholding rent is risky and can get you evicted, even when the landlord is in the wrong.

A note for Croydon tenants

If you’re not sure whether what you have is condensation, penetrating or rising damp, you don’t need to diagnose it yourself before reporting — that’s the landlord’s job to investigate. Just describe what you see. Our guide to telling the damp types apart can help you understand what the surveyor may find.