Battling condensation and dampness, which can lead to the formation of mould, is nothing new to landlords in this country. Our climate and existing, aging housing stock sometimes make it feel like an inevitability. Then there’s residents’ lifestyles thrown into the mix; over the years, blaming condensation and damp on them has been a recurring theme, but can we really expect residents not to cook, bathe, or dry their washing indoors in winter? The discussion is being moved away from ‘lifestyle choices’, and a focus instead placed on tackling the causes of damp and mould.
There is still a great deal of misunderstanding in this sphere, and many housing providers are yet to have a comprehensive strategy in place to tackle damp and mould in their properties. Here we look at five fundamentally important aspect that all landlords should be aware of when looking to address damp and mould in their properties.
Damp and mould impacts health
Damp and mould in our homes is potentially dangerous. The obvious risk to health is respiratory based, which has the greatest impact in the young, old and those with existing respiratory conditions, including asthma. Eye irritation, skin reactions and headaches can also be caused by mould. In extreme circumstances, mould can prove fatal. In November 2022, a coroner ruled that the death of a two-year-old boy, Awaab Ishak, was due to prolonged exposure to black mould in his home in Rochdale.
The NHS acknowledges the danger: “if you have damp and mould in your home, you’re more likely to have respiratory problems, respiratory infections, allergies or asthma. Damp and mould can also affect the immune system”.
Sources of damp and mould
Everyday activities, such as cooking and cleaning, create moisture in a home. In winter, when windows are shut, the moisture is trapped if there is inadequate ventilation. When the trapped moist, warm air meets a cold surface like a window or external wall, it turns to condensation. That condensation is in danger of turning to black mould if the property is not heated. With official government figures showing over 3.17 million households in England alone in fuel poverty (meaning they spend at least 10% of household net income on energy after housing), and on the rise, the growth of black mould within our homes is likely to get worst amongst the poorest, most vulnerable people.
Damp is a widespread problem
According to the English Housing Survey 2022 to 2023, in 2022, 4% of dwellings had a problem with damp, an increase from pre-pandemic levels (3%) with private rented dwellings rising from 7% to 9% between 2019 and 2022. In Wales, research conducted by YouGov for the Warm This Winter campaign revealed more than 600,000 people – 20% of the Welsh population – live in cold damp homes.
The statistics paint a bleak picture and represent a significant issue for social housing providers which can no longer be ignored.
You have legal obligations to treat damp & mould
Following the death of Awaab Ishak, Awaab’s Law has been introduced as part of the Social Housing (Regulation) Act, which requires social housing landlords by law to fix damp and mould issues to strict deadlines, or rehouse tenants in safe accommodation. The specific requirements will be detailed in secondary legislation, but currently it is being put forward that reported hazards must be investigated within 14 days and a written report produced that includes a solution and timeframe for addressing the hazard. If the hazard is a significant risk to health or safety (the vulnerability and age of residents needs to be taken into account) then repairs must be implemented within seven days. Repair work should be completed within a ‘reasonable time period’ as defined in the Landlord and Tenant Act 1985. Landlords who fail to meet the standards required, could face unlimited fines, plus emergency repairs can be made by the Regulator of Social Housing and landlords charged accordingly.
Tried and tested solutions exist
Homes require suitable ventilation to remove poor quality air and condensation that can lead to damp and mould. Opening windows as the main ventilation source is rarely suitable, although Building Regulations does allow for ‘natural’ ventilation systems – such as extract fans, trickle vents and airbricks – in less airtight homes.
Works to ventilation systems are classified as controlled work, so must comply with Building Regulations. Recent revisions to Building Regulations have seen an increase in the size of background vents and sometimes the number as well. For extract fans, that means replacing existing ones with more powerful and efficient models to ensure compliance, such as Nuaire’s Cyfan extract fan, used in conjunction with Decentralised Mechanical Extract Ventilation (dMEV) fans, such as our new Nuaire Faith-Plus. Alternatively, opting just for dMEV fans, in a typical three bedroom house, requiring a 31l/s trickle rate, just two Faith-Plus fans – one in the bathroom and one in the kitchen – will deliver the air flow required, ensuring Building Regulations compliance for the landlord and a comfortable, healthy living environment for the resident.
These types of extract fans come at a highly affordable purchase price, plus, they have low maintenance and life cycle expenditure, and are cost effective to run for residents. In the case of Nuaire’s Faith-Plus fans, they are also quick and easy to set up and commission thanks to their digital controls, which not only reduces labour costs, but ensures accuracy.
High capacity extract fans are good at preventing condensation, but in properties where condensation dampness is prevalent, a different approach may be required. In these instances, Positive Input Ventilation (PIV) systems, such as the Nuaire Drimaster-Eco, can be fitted. Installed in a loft in less than an hour, with a small hole cut through the ceiling for the vent, PIV systems draw fresh air into the loft space directly from outside which is then filtered before gently dispersing into the home via a central diffuser at a continuous rate, encouraging movement of air from inside to outside. Tried and tested (they have been in use for 50 years!), PIV systems are a highly effective remedial solution for condensation dampness. What’s more, they are inexpensive, long lasting (many of our Drimaster-Eco PIVs have been in operation for over 20 years) and non-disruptive for residents.
By
Wendy Thomas, Residential Product Manager, Nuaire