Landlord offering early termination after major damp/electrical issues — should we accept or push for compensation first?
Hi all, looking for some advice as I’m feeling quite overwhelmed and unsure what the smartest next step is.
My partner and I moved into a rental property in
Manchester in December 2025 (£1,800pcm AST).
Within days of moving in we started noticing major issues which we reported almost immediately, including:
Damp and black mould
Intermittent electrical tripping/RCD issues
Structural opening to the basement
Rotting external timber/windows
Plumbing leaks
Toilet issues
Strong damp/urine smell from carpets and flooring
We raised concerns very early and have everything documented by email and WhatsApp.
Over the past 2–3 months, the agency has now admitted there is:
-A failed DPC (damp proof course). The landlord refuses to pay for it.
-Significant basement damp
-Potential need for tanking works
-Electrical remedial works / possible kitchen rewire
-Window replacement works
-They are now arranging works, but it has taken months to get to this stage.
One thing that’s really upset me is the flooring situation. We repeatedly reported damp and strong odour issues affecting the carpets. Eventually we lifted part of the carpet and discovered damp floorboards and mould beneath the floor structure directly above the cellar.
We also placed a framed picture in the cellar around 2 months ago and it now looks badly affected by damp/moisture already.
The agency/landlord are now saying they won’t reimburse us for any remedial costs we incurred ourselves because the works weren’t “approved”, even though we only carried out minor mitigation works after delays in response.
They’ve also now offered us the option to exit the tenancy early.
Part of me feels relieved, but another part of me feels like it’s a “get out of jail free card” for the landlord/agency after we’ve spent months living with the issues, paying full rent, and dealing with the stress and disruption.
For context:
We have continued paying rent throughout
Rent has been paid under protest
We have cooperated with all inspections and contractor access
The landlord/agency are now carrying out significant remedial works
My questions are:
-Would you accept an early surrender and move on?
- is it realistic to seek compensation/reimbursement first?
- is Environmental Health worth involving at this stage?
- Has anyone successfully negotiated compensation + early exit together?
- Does the carpet situation sound defensible given the damp/mould evidence underneath?
Trying to approach this calmly and properly, but honestly the unpredictability of it all has really affected my anxiety.
Any advice appreciated.