Reflections on the BBC's Recent Coverage of Mould issues in Homes: The Good, the Bad and the Ugly

The Good:

Having been impressed by a recent BBC Inside Health Podcast (Mould and Indoor Air Pollution: How Concerned Should You Be?), I was hoping that the Panorama Documentary (Panorama: Britain's Mould Homes) would finally offer something tangible to support tenants and landlords to better understand the causes of and responsibilities for, mould.?

The Bad:

The recent Panorama documentary on mouldy homes delivered 29 minutes of blame, disagreement and distress, but offered little clarity on responsibility nor any practical solutions. The programme fixated on un-named and unidentified building defects, implying that mould signals a structural flaw, and in doing so, risked making tenants feel powerless—potentially driving them toward disrepair solicitors. Similarly, homeowners could as a result be misled into costly, unnecessary damp-proofing treatments or insulation works; possibly even works which might make the issues worse.

The reality is more complex. Mould issues are often multifaceted. In many cases, controlling heating, ventilation, and using appropriate treatments can significantly reduce or resolve problems. However, the confusion is widespread—even the UK Government’s own website states, 'Irrespective of the type of damp, landlords are legally responsible for addressing it,' creating further misunderstanding. Yet, in court, disrepair claims frequently fail when mould results from a tenant’s failure to use provided heating or ventilation, leaving tenants liable for costly legal fees. here are a few examples just in our local area 1. Council successfully defends disrepair claim, (having resolved any defects, although some mould remained). 2. Council Issues Reminder About Cold Callers and No Win No Fee Firms, Following Legal Win, mould issues determined to not have been caused by disrepair 3. Tenant left out of pocket after judge finds that condensation mould was caused by their own actions. Is it any wonder both tenants and landlords are at odds when it comes to who is responsible for mould? I'll come back to this later.

The programme also failed to clarify what tenants and homeowners can actually do to manage mould issues, the possible causes of mould, or even what was really responsible in each of the cases shown. Instead of offering practical insight, Panorama spent time highlighting the financial status of the owners of the second property, missing an opportunity to use the BBC’s own recent research explaining mould causes and solutions.

The Ugly:

This divisiveness is evident beyond the documentary. In a later BBC Radio 2 show (Jeremy Vine - Tina Daheley sits in - BBC Sounds, 10th Feb), a decorator named Paul called in to the show claiming that 'You never get it in people's properties who own it, because they look after them, and it's common sense to know that you put the heating on and ventilate the property. I work for an estate agent and 90% of the time it is the tenant's fault. The house is messy and not taken care of. It's condensation. The shower's running and the window's not open. People have to take responsibility for themselves.' This strong opinion only fuels further stigma against tenants with mould issues, implying that they lack common sense or do not take care of their homes. Yet, we know that mould can affect anyone, even homeowners. Now, homeowners experiencing mould might feel judged or ashamed, believing it reflects poorly on their ability to maintain a home.

It's probably reasonable to say that home-owners are more likely to be in a better social-economic situation, so on the whole, are less likely to experience the same severity of mould in their homes, but homeowners can and do have to manage condensation - we all do. In fact, at the very extreme end of this, in 2023, the BBC reported on this story of a homeowner living in terrible conditions, which appeared to have started following a period of poor mental health. Swindon woman living in shocking mould rescued by community - BBC News

Whilst it was reported as shocking, because there was no-one else to blame, the community rallied around to support this person. I don't think Paul is going to be called up to feed into the next British Standard, Housing Ombudsman Report or Building Regulation so his opinion is inconsequential, but it is endemic of the other extreme of the anti-landlord rhetoric.

In stark contrast to both the Panorama angle and Decorator Paul's view, just days earlier, the BBC’s podcast Inside Health - Mould and Indoor Air Pollution: How Concerned Should You Be? - BBC Sounds on 14 January 2025 offered a balanced and factual discussion on mould within the broader topic of indoor air quality. The tone was entirely different: 'It has been a bit of a cold start to the year, though, has it? I know I've had the heating on, the window shut, drying clothes inside the house, and that, of course, all sounds like a recipe for damp and mold that can cause health problems.' Instead of searching for blame, the programme explored expert insights from respiratory specialists and environmental health professionals. Dr Athena Trafalacky, a respiratory registrar, and Professor Frank Kelly, a community health expert, explained:

'Mould is generally fungi, and fungi require moisture. It can arise because there's excess damp in the home itself, which isn't escaping because ventilation is not sufficient. That may be due to taking a shower in the morning and not opening the window or putting the extractor fan off. And then, of course, there are some situations where actually the fabric of the house is responsible.'

Rather than oversimplifying the issue, Inside Health acknowledged the complexity:

'It varies tremendously. The current figures for the UK are somewhere between just under a million and up to six and a half million homes have damp at any point in time. That could be due to human behavior inside, or it could be due to poor fabric of the house.'

Importantly, the programme provided clear guidance: 'If someone has mould in their house and they've noticed that they're starting to cough a bit more, having mainly dry cough and starting to struggle to breathe, that would be the main thing to look out for.'

The contrast between these two BBC programmes is striking. Panorama sensationalised the issue, reinforcing division, while Inside Health calmly and informatively explained the causes and solutions. Panorama was a missed opportunity to use its prime-time platform to inform, rather than inflame. Instead, it leaned into controversy, allowing useful facts to be overshadowed by blame. Meanwhile, practical solutions—how to improve ventilation, manage heating, and identify when structural issues are at fault—were sidelined.

The show goes on to explain in a clear, impartial way about some incredible studies being carried out, as well as some great tips on improving indoor air quality in general. What a shame this wasn’t used in Panorama. But why let useful facts get in the way of a good nation-dividing story?

What it left me thinking was this: in the cases where the issue was condensation as opposed to any leak, there was such a high inference that the building should be changed, when the reality is that with some proper impartial guidance, many of the issues could be simply managed or resolved by occupants. Homeowners and leaseholders can equally find themselves in this position and, beyond ensuring the home is in repair, they may also be balancing whether to carry out costly improvements or alternatively implement simple habit changes or increased heating.

How infuriating and unhelpful would it be if a surveyor treated homeowners in this same meodramatic way? Perhaps telling a homeowner that there’s nothing they can do about mould short of costly external wall insulation when, in reality, if they cannot afford insulation now, they could make their home environment much safer if the surveyor was competent and willing to offer alternative suggestions about ventilation and heating. Even installing insulation might not resolve the issue without advising them as a householder what they can and should do in terms of how they use the home.

There is a risk, for tenants, landlords, and homeowners alike, that scaremongering leads to worse indoor air quality and the return of unscrupulous 'damp-proofers' and annual mould washes, rather than addressing the root cause or causes. I have been mulling this over during the past week or so and have seen many people put their views forward. Some simply state that the Panorama documentary shines a spotlight on terrible landlord conduct, others highlight the need for a more collaborative approach, and others point out the lack of any helpful advice.

Yesterday, I came across this video from YouTuber SkillBuilder (Roger Bisby), and on balance, I think it's a pretty good review and worth a watch. It’s a blunt way of putting it, but there are some pragmatic points made: https://www.youtube.com/watch?v=wUNkyV9vl4s.

It's worth a watch, but I've transcribed some of the opening few minutes:

Panorama journalist "Sinead says she felt the council and the landlord were blaming her for how much it had spread".

Sinead: "They said to me that I need to clean the walls every day, that I need to have my windows open, have the heating on low. They said quite a lot of times, that I need to move the furniture away from the walls, because that's causing condensation that we shower and cook, and that's causing the condensation."

Panorama journalist "So you were being blamed for it?"

Sinead: "Yes, it's not something I think is my fault."

SkillBuilder:

You know, okay,let's be fair here. I mean, she's struggling, she's going to work, she's trying to send us kids to school, and she's trying to manage her home, and she hasn't got enough money. I would guess that that's what it's about.

But you know, you can't blame the landlord all the time. I mean, the landlord's done a certain amount of work there. And I know not all landlords are good landlords. Obviously there are some rogues out there, but it seems that these people have been, I would say, reasonable with her, and they're just saying, look, you've got to do your bit. And the fact that she can't, okay, not her fault, but it's also not anybody else's fault. I mean, it's just one of those things. It's a symptom of poverty, I guess.

Panorama Journalist: "Sinead then got legal aid to pay for an independent inspection of the flat. It said there was a lack of adequate insulation, which was causing the mold, and the flat was unfit for human habitation."

SkillBuilder: "Okay, that's a shame. She had, she paid out quite a lot of money here, got legal aid to have a survey done, and the survey has more or less said what I would have said anyway. I mean, we get loads of people emailing us, sending in videos, sending in photographs to skill builder, and for no money at all, I offer them some advice and opinions. So if you're in a similar situation, and you can't afford to have a survey done, and you just want an impartial opinion, if you like, you know, from somebody who's been around a bit, and done a few of these jobs then I've done it for many, many people in the past. So you don't have to face it all on your own."

Later in the episode, he does go on to explain what he thinks is happening in each home, what would make it better, what would solve it, and what is currently making it worse.

Who is Responsible for Damp and Mould?

I've mentioned at the beginning of the article how there is already confusion about who is responsible for mould. I completely understand why so many tenants are drawn to no-win no-fee solicitors, especially as so many public bodies, even the government, suggest that all mould is a landlord responsibility, no matter the cause. But why is it, that so many disrepair claims fail, and why are tenants with mould facing judges who then tell them that landlords are in fact, not legally responsible for dealing with all of the causes of mould?

To illustrate the conflicting advice out there, let's take a look, starting with the two tenants most often quote and which are generally the most visible:

1. UK Government (GOV.UK)

"A home that is fit for human habitation is safe and healthy, which would mean free from damp and mould that could cause significant harm."

"As a first step, landlords of all types of tenure must ensure that their homes have all the measures in place to ensure that damp and mould have been minimised."

"If a tenant reports damp and mould, landlords should establish the source of the damp, whether there is any defect to the property that is causing it, and then carry out the appropriate remedial work."

"Irrespective of the type of damp (condensation, penetrating, rising or traumatic), landlords are legally responsible for addressing damp and mould."

"Mould can be removed from hard surfaces with an appropriate cleaning product and should be left to dry completely. Mould and mildew products should be used in preference to bleach, for health and safety reasons. Absorbent materials such as carpets, soft furnishings and ceiling tiles may have to be thrown away if they become mouldy, as it may be difficult or impossible to remove the mould completely."

"While most tenants could reasonably be expected to remove condensation and very small amounts of mould using an appropriate mould and mildew cleaner, larger areas of mould should only be addressed by qualified professionals. When identifying an experienced contractor, landlords should check training, qualifications and references."

?? Summary: Landlord must ensure properties are fit for habitation, addressing damp and mould as a safety issue, but tenant may be expected to remove small amounts of mould or condensation.

2. Housing Ombudsman (HOS)

"It' not Lifestyle"

"As soon as a resident reports damp and mould, landlords should undertake appropriate investigations to determine the cause of damp and mould."

"If it is determined that it is being caused by problems with the fabric of the property, landlords should take thorough and effective steps to resolve the issues."

"Where the damp and mould is being caused by the resident’s use of the property that the resident cannot reasonably change (such as drying clothes), the landlord should work with the resident to provide solutions."

"A multi-departmental response to this may also be needed if the problems with damp and mould are occurring from cost-of-living crisis or overcrowding."

"Residents should try and reduce condensation where they can in the home – but if you are worried about the building not being suitable then to raise it with the landlord."

Summary: Landlord is responsible for fixing damp caused by structural issues; tenant may need to reduce condensation, and solutions may involve collaboration. Although, they have also implied the blanket term 'It's Not Lifestyle'.

3. Shelter England

*"Your council or housing association should fix damp and mould if it's either:

• caused by a problem in your home, like a repair issue
• making your home unfit to live in

There are also things tenants should do as part of looking after their home that can cut down on damp and mould."*

??Summary: Landlord is responsible for fixing damp and mould caused by repair issues or if it makes the home unfit to live in, but tenant has a role in maintaining their home to reduce issues.

4. Citizens Advice

"Your landlord shouldn’t blame you for having damp in your home. It’s their responsibility to find out what’s causing the damp. [...] If the damp and mould in your home is your landlord’s responsibility, you should ask them to fix it."

Summary: Landlord is responsible for identifying and fixing damp and mould, with tenant not at fault.

Now for a look at the law itself:

5. Section 11 of the Landlord and Tenant Act 1985

"Most landlords have a statutory duty to keep in repair the structure and exterior of the dwelling and to keep in repair and proper working order certain installations, e.g., for the supply of water."

"Most landlords have a statutory duty to ensure their properties are fit for human habitation at the start and throughout the tenancy. One of the factors considered in determining if a property is unfit is 'freedom from damp'."

"Damp and mould and excess cold might amount to a category 1 hazard."

??Summary: Landlord must ensure the property is free from damp and in good repair, but tenant must use the property in a "tenant-like manner" (e.g., not causing damp through misuse).

6. Homes (Fitness for Human Habitation) Act 2018

According to the Landlord and Tenant Act 1985, Section 9A deems a property "unfit for habitation" if it is so defective in terms of its condition regarding factors like repair, stability, dampness, ventilation, water supply, drainage, sanitation, and other prescribed hazards that it is not reasonably suitable for occupation, essentially meaning it is not safe or healthy to live in

Section 9A(1) introduces an implied covenant by the landlord into a lease for the dwelling that the dwelling:

• is fit for human habitation at the time the lease was granted;
• will be kept fit for human habitation during the term of the lease."*

*"Section 9A(2) sets out certain exceptions to the application of the implied covenant, in that it does not require the landlord to:

• carry out works or repairs for which the tenant is liable because of:the duty of the tenant to use the dwelling in a tenant-like manner, orbecause there is an express covenant in the lease which requires the tenant to use the dwelling in a tenant-like manner."*

?? Summary: Landlord is responsible for maintaining a habitable home, including addressing damp and mould, unless the tenant’s actions are a contributing factor.

7. Housing Health and Safety Rating System (HHSRS)

"Most landlords have a statutory duty to ensure their properties are fit for human habitation at the start and throughout the tenancy. One of the factors considered in determining if a property is unfit is 'freedom from damp'."

"Damp and mould and excess cold might amount to a category 1 hazard."

?? Summary: Landlord is responsible for making sure the home is free from damp that could cause a serious hazard, but tenant behaviour may influence the extent of damp issues.

And Technical Guidance:

8. RICS Guidance (JPS)

*"Surveyors should:

• Understand how heating, ventilation and moisture are interrelated.
• Be aware of the effects of human occupation of a building on moisture variables (for example, through washing/showers, drying of wet clothes and cooking).
• Provide a holistic diagnosis that identifies and deals with causes, rather than focusing on symptoms.
• Understand that dealing with damp is often a staged process. Recognise how to deal with the obvious defects first (including, for example, matters such as ventilation, ground levels and lifestyle). Then, allow a period for monitoring and natural evaporation, and reassess before moving on to other treatments.
• An impartial diagnosis of the damp problem, which should be clearly explained and laid out systematically to communicate the relevant risks to the reader.
• The client should be provided with alternative options for which each should include advantages and disadvantages and the relevant cost and time implications.
• Where monitoring and staged interventions are appropriate or beneficial, the client should be informed of the reasons for these options, together with the likely cost and time implications of such recovery strategies."*

?? Summary: Landlord is responsible for addressing damp and mould caused by property defects; tenant/occupants may be responsible for mitigating lifestyle factors (e.g., drying clothes indoors) but should collaborate with the landlord if they are not a homeowner.

9. Building Regulations Approved Document F (Ventilation)

• "There shall be adequate means of ventilation provided for people in the building." (Requirement F1, Building Regulations 2010)
• "Background ventilation (such as trickle vents) should be provided in all habitable rooms, ensuring a minimum equivalent area of 8,000mm2 for a two-room dwelling and 4,000mm2 per room for larger dwellings." (Approved Document F, 2021)
• "Mechanical ventilation, such as extractor fans, must be installed in kitchens and bathrooms where natural ventilation alone is insufficient."
• "Fans should have a minimum extraction rate of 30 l/s in kitchens and 15 l/s in bathrooms (intermittent systems) or 13 l/s in continuous systems."
• "Extract fans in bathrooms should be fitted with a run-on timer or humidity sensor to reduce condensation issues."

?? Summary: Landlord is responsible for ensuring adequate ventilation (e.g., trickle vents, extractor fans), but tenant should use these correctly (e.g., not blocking vents, using fans).

10. Building Regulations Approved Document L (Conservation of Fuel and Power)

• "Reasonable provision shall be made for the conservation of fuel and power in buildings by limiting heat loss through the building fabric." (Requirement L1, Building Regulations 2010)
• "Heating systems must be designed to maintain indoor temperatures sufficient to prevent condensation and mould growth."
• "Energy-efficient heating controls, such as thermostats and TRVs (thermostatic radiator valves), should be installed to allow tenants to maintain consistent temperatures."
• "The risk of condensation can be reduced by ensuring rooms are not left unheated for long periods."

?? Summary: Landlord must provide adequate heating systems, but tenant needs to use heating appropriately to prevent condensation.

11. Building Regulations Approved Document C (Site Preparation and Resistance to Contaminants and Moisture)

• "Walls, floors, and roofs shall be constructed to adequately resist the passage of moisture to the inside of the building." (Requirement C2, Building Regulations 2010)
• "Damp-proof courses (DPC) and damp-proof membranes (DPM) should be included in all new builds and retrofits."
• "External walls must have appropriate cavity wall insulation and damp-proofing to prevent penetrating damp."
• "Roofs should have appropriate ventilation to prevent condensation buildup in loft spaces."

?? Summary: Landlord must ensure the building fabric prevents damp ingress, but tenant should report any issues (e.g., roof leaks, water ingress).

12. Building Research Establishment (BRE) Good Repair Guide 7

Every winter millions of homes in the UK suffer from condensation. About two million of them are badly affected and experience widespread dampness, often leading to persistent mould growth on walls, fabrics, carpets, clothes, and shoes. This can cause great anxiety to householders, and is a common cause of complaint to landlords. In new homes, the Building Regulations are designed to provide the right conditions, and condensation is much less common in dwellings built since the mid-1980s. In refurbishment of older property, a great deal can be done to overcome the problem by selecting the right combination of remedial measures."

But condensation can occur even in an ‘ideal home’, and part of the remedy always lies in the hands of the householder. In some homes, the problem can be greatly reduced by the occupants adopting a more suitable pattern of heating, opening windows more often, and using extract fans at the right time."

?? Summary: Both landlord and tenant have responsibilities—landlords must ensure proper ventilation and heating, while tenants should use these systems correctly to reduce condensation.

13. Building Research Establishment (BRE) Good Repair Guide 5

Condensation usually disperses fairly quickly and is a source of only minor localised inconvenience. However, in homes that are poorly heated or inadequately ventilated, it can become a serious and persistent problem that causes mould to grow. This is a common situation in rented accommodation, but also occurs quite frequently in owner-occupied property: the households affected tend to be those that cannot afford to heat their homes adequately. Although there is a common assumption that condensation is due to poor hygiene and maintenance, in fact new and refurbished homes that are more airtight and thermally efficient can also suffer with condensation problems.

It can be a complex task to determine the precise cause of condensation, but there are some distinctive features to look for when making an initial diagnosis:

• Condensation normally occurs only from autumn to early spring.
• Problems start on the coldest internal surfaces: external walls (particularly corners), single-glazed windows, wall-to-floor junctions, lintels and window reveals.
• Condensation occurs most often in rooms where lots of moisture is produced, eg kitchens and bathrooms, and also unheated rooms into which moisture can drift if doors are left open and washing is dried indoors.
• Condensation often concentrates in areas where air movement is restricted, eg behind furniture or inside cupboards on outside walls.
• Condensation is a common problem where flueless paraffin or butane heaters or unvented tumble driers are used, or where clothes are dried indoors."

?? Summary: Both landlord and tenant have responsibilities—landlords must ensure homes have adequate heating and ventilation, while tenants need to use heating, extractor fans, and air circulation effectively to prevent condensation buildup.

14. BSI White Paper: Moisture in Buildings – An Integrated Approach to Risk Assessment and Guidance

• "Moisture risk and guidance is as much a human as a technical issue."
• "Moisture risk assessment, aims and strategy need to be balanced against other key design aims, and be part of an ongoing discussion and feedback process throughout a building project."
• "Uncertainty must be actively managed through caution, learning and feedback."
• "Establishing the correct process for moisture risk assessment, design and management is therefore essential."
• "This needs to be integrated into all parts of the assessment, design, construction, use and maintenance of the building, with feedback from each part of the process."

?? Summary: Both landlord and tenant have responsibilities—landlords must ensure that moisture risk is assessed and managed throughout a building’s lifecycle, while tenants play a role in the ongoing use and maintenance of the home to reduce moisture risks.