Damp and mould in a Haringey property
What Haringey Council has to do, how long it has to do it, and what your options are when nothing happens.
Haringey at a glance
- Landlord type
- Local authority (council) landlord
- Area covered
- the London Borough of Haringey, covering Tottenham, Wood Green, Hornsey, Crouch End and Muswell Hill
- Awaab's Law
- Applies to its tenancies
- Free redress scheme
- Housing Ombudsman Service
Haringey is a stock-owning local authority, so it is a registered provider of social housing and Awaab's Law applies to its tenancies.
Step one: report it so the clock actually starts
Awaab's Law deadlines run from the moment your landlord becomes aware of the problem. A phone call that nobody logs properly is very hard to rely on months later, so report it in a way that leaves a record you control.
- Use Haringey's repairs reporting route: Haringey repairs
- Follow it up by email the same day, so you have a dated copy in your sent items.
- Note the reference number they give you, and the date and time.
- Photograph each affected room, including a shot showing the extent of the mould.
- Say who lives in the home, particularly children, older people, or anyone with a health condition. This affects whether the risk counts as significant.
Our template for reporting a hazard covers the three things a report needs to contain.
Step two: the deadlines Haringey has to meet
| What must happen | Emergency | Significant hazard |
|---|---|---|
| Investigation | Within 24 hours | Within 10 working days |
| Written findings to you | Part of the 24-hour duty | Within 3 working days of the investigation finishing |
| Work to make it safe | Within 24 hours | Within 5 working days of the investigation finishing |
Step three: if the deadline passes
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Make a formal complaint
Not another repair report, a formal complaint. Use Haringey's complaints procedure. Say clearly that you are making a formal complaint, give the dates of your earlier reports and reference numbers, and say which Awaab's Law deadline has been missed.
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Escalate to stage two
Most social landlords run a two-stage complaints process. If the stage one answer does not fix the problem, ask in writing to escalate. You usually need to exhaust both stages before the Ombudsman will take the case.
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Go to the Housing Ombudsman Service
Free, independent, and it can order Haringey to carry out work and to pay you compensation. See our guide to the Housing Ombudsman.
For most damp and mould cases, the complaints route and the Ombudsman get repairs done without any legal costs and without you signing anything. A housing solicitor is worth speaking to if there has been serious harm to health, if the property is genuinely unfit and the landlord is refusing to act, or if you are facing eviction. If you do want legal advice, find a solicitor yourself through the Law Society's Find a Solicitor service rather than through anyone who approaches you.
Common questions
Does Awaab's Law apply to Haringey Council tenants?
Yes. Haringey Council is a registered provider of social housing, so the Awaab's Law timescales apply to its tenancies. Damp and mould presenting a significant risk of harm has been covered since 27 October 2025, and seven further hazard types are added on 30 November 2026.
How long does Haringey have to deal with damp and mould?
Where the damp or mould presents a significant risk of harm: investigate within 10 working days, write to you with the findings within 3 working days of finishing, and complete safety work within 5 working days of finishing the investigation. Emergency hazards must be investigated and made safe within 24 hours.
What if Haringey misses the deadline?
Make a formal complaint through Haringey's own complaints procedure first. If that does not resolve it, you can take the case to the Housing Ombudsman Service, which is free. You do not need a solicitor or a claims company to do either.
Do I have to pay anyone to make a claim?
No. Reporting a repair, complaining, and going to the Ombudsman are all free. Be wary of anyone who knocks on your door, texts or calls offering to handle a housing disrepair claim for you.