Housing Disrepair Cases: Damp and Mould
Recently it has been recognised that there has been a sharp rise in the number of housing disrepair cases. A common theme is where tenants state they have reported necessary repairs, but social landlords fail to take prompt and reasonable action. Faulty reporting systems, delays caused by the effects of Covid-19, and lack of communication/ action within departments are all factors that have had an effect, as well as the considerable issue of insufficient internal funding.
This has meant that only emergency repairs are addressed, while other essential maintenance and investment work remains neglected. This contradicts the regulations set by the UK government, via the Regulator of Social Housing which outlines the standards for social housing in its 5 Consumer Standards, specifically in this instance the Home Standard. The Home Standard requires registered social housing providers to provide tenants with quality accommodation and a cost-effective repairs and maintenance service. Due to the limited funds available, social landlords struggle to uphold these standards, particularly for housing constructed in the 1950s and 1960s, which is now in a state of severe disrepair.
When looking at housing disrepair cases, damp and mould are the most common cause. The Government’s Housing Health and Safety Rating System (HHSRS) categorises this as a risk; it asserts that a residence must be free from any defects or shortcomings that could potentially create a hazardous environment, posing a risk to the health, safety, and even lives of occupants. Damp and mould is the first of the 29 areas considered in a HHSRS assessment.
In November 2022, an inquest concluded that the prolonged exposure to black mould in the home environment was the sole cause of a respiratory condition that tragically resulted in the death of two-year-old Awaab Ishak. This ruling serves as a poignant reminder for the sector to increase its comprehension and awareness of the health consequences associated with dampness, condensation, and mould in residential settings.
Survey findings often indicate that the primary causes of damp and mould are a lack of heating and inadequate ventilation. This is likely due to insufficient income to adequately heat the home, resulting from soaring energy costs.
Additionally, inadequate or faulty mechanical ventilation systems often force occupants to resort to opening windows, which they are hesitant to do, especially during winter. The problem is further exacerbated in older properties that lack proper insulation, making it even more challenging to maintain a comfortable indoor temperature.
Enhancing the energy efficiency of buildings has lasting benefits, such as reducing energy expenses for households. Several organisations continue to urge the government to prioritise energy efficiency as a fundamental solution to address the ongoing cost of living crisis. Whilst insulating housing is a long-term undertaking, it offers a sustainable approach to permanently lower household bills.
Government funding is available under the Social Housing Decarbonisation Funding Programme (SHDF) to tackle properties where high levels of fuel poverty exist. Providers can secure funds to insulate homes and include measures for the required ventilation which is a step up from previous funding routes that focused solely on insulation upgrading.
This is a big step towards resolving these issues and tackles problems created by older funding programmes wherein some cases, after funds were made available and used for insulation, problems arose. For instance, poor cavity wall insulation work leading to penetrating dampness and subsequent issues.
Similarly, externally insulated walls and double-glazed windows, while effectively sealing the home against natural ventilation through air gaps, can trap damp air generated within the property. This trapped moisture then seeks out colder areas such as the glazing, resulting in condensation and the creation of an environment conducive to mould growth.
Whilst home insulation is an important initial step in addressing the larger problem of housing disrepair complaints, it must be accompanied by a comprehensive package of measures. As well as timely complaint handling, these measures should include effective ventilation systems within homes, and educating landlords and occupants about necessary actions to prevent the problem from persisting, or changing its form. Failing to adopt a holistic approach could lead to the emergence of new issues and contribute to costly housing disrepair cases.