Damp and mould are persistent issues in social housing and rental properties and pose significant health risks and structural challenges. In this article, Jon Crosby, Managing Director of building safety specialists Trail Group, looks at the issues, best practice strategies for dealing with mould and the regulatory environment.
For housing associations and providers, property managers and private sector landlords, understanding the health risks, prevention strategies, methods of remediation and compliance is critical.
The Health Risks of Mould
Mould is a type of fungus which thrives in damp, humid conditions. Its presence in homes is more than merely an aesthetic issue – it poses serious health risks, particularly to vulnerable people such as children, the elderly, and those with pre-existing respiratory conditions.
Common health issues associated with mould exposure include:
- Respiratory problems – mould spores can cause allergic reactions, asthma attacks, and other breathing difficulties
- Skin irritations – direct contact with mould can lead to skin rashes and irritation
- Effects on the immune system – prolonged exposure can weaken the immune system, making individuals more susceptible to infections.
The severity of these health impacts underlines the importance of preventing and addressing mould in social housing and rented accommodation.
What are the Causes?
Understanding the causes of damp and mould is the first step in prevention. Factors include:
- Condensation – this is often the result of poor ventilation, particularly in bathrooms and kitchens
- Leaks – plumbing issues, roof leaks and poorly sealed windows can allow moisture ingress
- Rising damp – water in the ground can rise through the walls if damp-proof courses are ineffective or non-existent
- Penetrating damp – rainwater can penetrate through walls because of damaged brickwork or pointing.
Strategies for Social Landlords
According to the Regulator of Social Housing, better performing landlords use data to manage mould issues more effectively. This means they have accurate and current information about residents’ homes and use it to identify and deal with issues proactively.
These strategies include:
- Having a good overview of the condition of the housing stock, including damp and mould, with regular progress reports and condition surveys
- Taking a proactive approach that looks at similar properties when damp has been identified in a home
- Using a specialist team to respond to any issues within specified response times and to a set of KPIs
- Programming follow-up inspection visits to tenants three and six months after the completion of any repairs.
Addressing Existing Mould Problems
Where mould is already present, it must be addressed promptly to prevent health risks and avoid further damage to the property.
The key points – which our engineers can assist with – are:
1. Identify the source:
- Carry out a thorough inspection of the property to find the moisture source
- Use moisture meters and thermal imaging cameras for an accurate assessment.
2. Fix the underlying issue:
- Repair any leaks or structural issues
- Ensure proper drainage around the property.
3. Clean away the mould:
- Clean the affected areas with mould-specific cleaning products and using the correct PPE
- In severe cases, additional remediation works may be necessary.
4. Monitor and follow-up:
- Regularly inspect the treated or affected areas to ensure the problem does not reoccur
- Stay in touch with the tenants to promptly address any reoccurrences.
Prevention Strategies for Rented Housing
Prevention is always a better course of action. Here are some effective strategies to prevent mould growth:
1. Improve ventilation:
- Install extractor fans in kitchens and bathrooms
- Ensure windows can be opened, and that trickle vents are used
- Consider mechanical ventilation systems in properties with persistent issues.
2. Reduce moisture:
- Use dehumidifiers in areas that are prone to damp
- Encourage tenants to dry their clothes outdoors or use tumble dryers vented outside.
3. Regular maintenance:
- Fix leaks promptly
- Ensure gutters and downpipes are clear and functioning
- Maintain the exterior of the building to prevent penetrating damp.
4. Insulation and heating:
- Good levels of insulation help to maintain consistent internal temperatures, reducing condensation
- Educate tenants about having sufficient heating to avoid cold spots where condensation is likely to occur.
5. Educate your tenants:
- Provide guidance on the importance of ventilating homes
- Encourage tenants to report damp issues immediately.
Current Advice and Legislative Changes
The Government and various housing bodies have recognised the seriousness of damp and mould issues and the risks to health.
New legislation came into force in July 2023 as part of the Social Housing (Regulation) Act 2023. This specifies that damp and mould reported by social tenants must be remedied within a specified time.
The Regulator of Social Housing has also produced a report ‘Damp and mould in social housing: learning the lessons’. This looked at what good social landlords are doing, as well as weaknesses in some approaches to dealing with damp and mould.
Many of the positive actions relate to the condition of the housing stock, in-person monitoring, and the management of properties where damp and mould was identified.
Trail Group is widening the scope of its work in the social housing and private rental sectors to help implement and deliver mould prevention strategies and repair work, in compliance with the 2023 legislation.
Creating Healthy Living Environments for Tenants
Damp and mould in social housing and rental properties are critical issues that have to be addressed by housing associations and social landlords, property managers and private sector landlords.
Understanding the health risks, identifying potential causes, implementing preventative measures, and addressing any issues promptly are essential steps to ensure the health and wellbeing of tenants.
With good prevention and maintenance strategies in place, housing providers and landlords can provide healthy living environments for their tenants and in compliance with current legislation and best practice.
This article was written by The Trail Group.
