Home › Other situations › Damp, mould and odours › Guide

 

Damp, mould or odours: investigating causes and making agreements

 

A musty smell, damp patch or recurring mould may raise questions about a shared wall or neighbouring home. How can you investigate without assuming who is responsible?

 

A smell or stain does not establish its source. A leak, building defect or unwanted airflow may be involved. Ask for an inspection and cooperation rather than judging how someone lives.

 

This guide applies to England.

 

 

What do you notice and where do you notice it?

 

Write down where the smell or damp spot occurs and when you first noticed it. Does a spot get bigger after rain, does the smell occur at a certain time or do you notice it especially in the common corridor? Take pictures of changes in your own home.

 

Describe the effect on your use of the space: a room feels damp, things get damp or you prefer to keep a door closed. Avoid making statements about pollution at the neighbour's house if you don't have a view of it. Your perception is a reason to investigate, not a determination of the cause.

 

If there is an active leak, report it immediately to the responsible manager or landlord. A conversation about recurring odour does not have to delay stopping incoming water.

 

 

Which causes need investigation?

 

Recurring mould can have several causes, including leaks, cold surfaces and poor ventilation. Ask for the moisture source to be investigated.

 

A musty smell does not prove that mould is coming from the neighbour’s home. Ask for the route of moisture and air to be checked. Shared ducts or building parts may need the landlord or managing agent.

 

If the smell clearly relates to cooking, smoke or a litter tray, use the relevant guide as well. Describe what you notice and ask whether the neighbour recognises it.

 

 

How can you make it easy to talk about?

 

Ask to investigate together

Choose a quiet moment and present some specific observations. Ask if the other person notices anything similar. Please take into account the possibility that both properties suffer from the same defect.

 

A calm opening

“There is a damp patch on the shared wall in our bedroom, and the room sometimes smells musty. We don’t yet know the cause. Have you noticed anything on your side? Could we ask the building manager to arrange an inspection?”

 

Divide the first steps

Agree on who will contact the building manager, which photos will be sent and when you expect feedback. Enter or photograph the neighbour’s home only with permission.

 

 

Which tools and adjustments are useful?

 

A short record of changes

Save photos, dates and previous notifications. Also mention if rain, maintenance or a temporary measure made a difference. This way, a professional gets a clearer picture without having to make a diagnosis yourself.

 

A building or ventilation inspection

Ask the landlord or manager what investigation is needed, what was found and what repair will follow. If the same patch returns after cleaning or painting, request a review of the underlying cause.

 

Keeping ventilation usable

Use ventilation according to its instructions. Do not permanently seal grilles to stop an odour. Ask for a repair that preserves necessary ventilation.

 

Perform cleaning appropriately

If the mould is extensive or keeps returning, ask the landlord or a qualified specialist how it should be addressed.

 

 

 

Which rules apply in England?

 

Report damp or mould to the landlord in writing and ask for an inspection that considers leaks, ventilation and cold surfaces. The council can advise if a serious hazard is left unresolved.

 

What if the problem returns or the contact gets stuck?

 

Ask for the cause, repair timetable and a follow-up inspection. If necessary, contact the council’s housing or environmental health team.

 

Sources and review date

Guide reviewed on 7 November 2026.

 

GOV.UK — Repairs in private rented housing

 

Damp and mould in social housing in England

Awaab’s Law sets requirements for social landlords dealing with specified hazards. Significant damp and mould hazards must be investigated within 10 working days, with relevant safety work within 5 working days after the investigation concludes. Emergency hazards must be investigated and made safe within 24 hours. This is not a blanket rule for every private tenancy.

 

GOV.UK — Awaab’s Law: guidance for social housing tenants. Ask for the findings, repair timetable and a follow-up inspection.

 

Keep the next step manageable

Use the free incident diary for a few representative observations, any agreement and improvements. If you need outside help, see Who can help. State what happened, what you have tried and what you are asking the recipient to do. You do not have to keep approaching the neighbour if contact feels unsafe.

 

Would you like to write to your neighbours?

 

On the situation page you can see the CalmNotes bundle, its contents and the other support options.