Housing Disrepair, Damp, and Mould: Your Rights in Lambeth
Tenants and landlords in Lambeth are covered by the same statutory framework as the rest of England. This guide covers your rights and responsibilities when dealing with disrepair issues such as damp and mould. It's particularly relevant for tenants who have recently been affected by these conditions or those looking to understand their legal standing under Awaab's Law, introduced in 2025.
The issue of housing disrepair has gained significant attention following the tragic Grenfell Tower fire in 2017, highlighting systemic failures in building safety and maintenance. More recently, Awaab's Law has aimed to strengthen protections for tenants by making it clearer when landlords are responsible for repairs and ensuring that properties meet basic standards of habitability.
What the Law Says
The core statutes governing housing disrepair include Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. Under Section 11, landlords are required to keep rented properties in good repair and maintain all internal structures, installations, and facilities. This includes addressing issues such as damp and mould, which can severely impact a property's habitability.
The Renters' Rights Act 2025 (Awaab's Law) further clarifies the obligations of landlords by setting out specific timeframes for repairs. For example, if damp or mould is reported to the landlord, they must address these issues within a reasonable timeframe. The exact deadlines are defined under Section 36 of Awaab's Law. Which also sets out remedies for tenants in cases where necessary work doesn't get completed on schedule.
How the Renters' Rights Act 2025 Changes This
The Renters' Rights Act 2025 introduces significant changes to how disrepair issues are handled. Specifically, it mandates that landlords must repair any defects reported by tenants within a set timeframe, typically no later than 30 days after notification for minor issues and 60 days for more substantial repairs involving damp or mould. This law also enables local authorities like Lambeth to enforce these standards through improvement notices.
the RRA 2025 includes provisions that allow tenants to take legal action if a landlord fails to address disrepair within the specified timeframe. Tenants may issue court claims seeking compensation for any damages incurred due to unaddressed defects, or even eviction in extreme cases where living conditions are deemed unsafe.
What This Means for Tenants in Lambeth
Under Awaab's Law, certain repairs and maintenance tasks fall squarely under a landlord's responsibility by statute. These include structural issues, heating systems, electrical installations, sanitary fixtures, and plumbing. Damp and mould also must be addressed within the specified timeframes outlined in Section 36 of RRA 2025.
Tenants should report any disrepair issues to their landlords promptly using a written notice that clearly details the problem and includes photos or videos as evidence. Landlords have an obligation to respond within three working days, acknowledging receipt and outlining how they will address the issue. If no action is taken after the initial timeframe. Tenants may escalate the matter by contacting the Lambeth environmental health team for further assistance.
Your Next Steps if You Need Help in Lambeth
If you're experiencing disrepair issues or need legal advice regarding Awaab's Law, your first step should be to contact Citizens Advice or Shelter. Both organisations provide free and confidential advice tailored to your specific situation.
You can also approach the Lambeth council housing team directly for help. They may assist by issuing improvement notices to landlords who neglect their statutory duties. Additionally, the environmental health officers at Lambeth have the authority to inspect properties suspected of disrepair issues and can serve formal notices requiring immediate repairs if necessary.
Collecting evidence is important when dealing with disrepair claims. Keep detailed records of all communications with your landlord, including emails, letters, and any responses you receive. Take photos or videos of affected areas in your property and note down dates and times of incidents for accurate documentation.
Common Mistakes to Avoid
Tenants often make the mistake of not reporting issues promptly to their landlords, which can lead to delays and escalation of disrepair problems. Always document your complaints thoroughly with written notices and evidence like photographs or videos.
Landlords may incorrectly believe they're exempt from addressing certain types of repairs under Awaab's Law. For instance, assuming that minor cosmetic damage doesn't fall within the scope of their responsibilities. However, any issue affecting habitability-like damp and mould-must be addressed promptly regardless of its severity.
Another common error is failing to seek legal advice when disrepair issues persist despite repeated complaints. Tenants may underestimate the value of professional guidance in dealing with complex landlord-tenant disputes.
When to Get Professional Advice
If your attempts to resolve disrepair through communication with the landlord prove unsuccessful, you may be entitled to seek professional legal help from a regulated solicitor or barrister specialising in housing law. Consultations and advice can provide clarity on next steps and potential remedies.
For many cases, seeking free legal aid services like those offered by Citizens Advice or Shelter might suffice initially. These organisations can guide you through the process of filing complaints with local authorities or initiating formal claims against negligent landlords. If necessary, they may also recommend further action such as hiring a solicitor for more intensive legal support.
Check directly with Lambeth council or consult Shelter's website to find a reputable housing lawyer near you who understands Awaab's Law and can offer tailored advice on your specific situation.