Damp and Mould - the facts!
In the first quarter of each year tenants really watch what they spend on heating, they are less likely to open windows to ventilate as they are trying to retain heat and those that have had real Christmas trees, may have carried mould into their homes on the tree!
Emma Blackmore, Head of Client Engagement
Damp and Mould – the facts!
The weather conditions during this time of year are conducive to growth of damp and mould in properties. It’s not only the damp and cold weather as well as reduced sunlight, but also tenants feeling the financial bite following the festive period. In the first quarter of each year tenants really watch what they spend on heating, the are less likely to open windows to ventilate as they are trying to retain heat and those that have had real Christmas trees, may have carried mould into their homes on the tree!
Towards the end of 2021, the Housing Ombudsman carried out an investigation and subsequently produced a report on the effects of damp and mould in the sector and made some recommendations, Richard Blakeway, of the Housing Ombudsman, said: “Throughout our investigation, the distress and disruption experienced by residents living with damp and mould was evident. These are conditions that no one working in social housing wants to see. Our high maladministration rate shows that a fairer approach is needed. A zero-tolerance approach does not mean zero cases but it requires changes in culture, behaviour and approach by landlords – from reactive to proactive and from inferring blame to taking responsibility.”
How common is mould in buildings?
Moulds are very common in buildings and homes. Mould will grow in places with a lot of moisture, such as around leaks in roofs, windows, or pipes, or where there has been flooding. It grows well on many different surfaces within a building: ceiling tiles; wood products; paint; wallpaper; insulation; fabric. The most common indoor moulds are Cladosporium, Penicillium, and Aspergillus.
How do moulds get in the indoor environment and how do they grow?
Mould can enter your home through open doorways, windows, vents, and heating and air conditioning systems, people and animals can also carry spores into a property from outside. When mould spores drop on places where there is excessive moisture, such as where leakage may have occurred in roofs, pipes, walls, or where there has been flooding, they will grow.
How do you know if you have a mould problem?
Large mould infestations can usually be seen or smelled. However, through intensive research and data analysis, iOpt is now able to predict the onset of mould growth to enable preventative action to be taken.
How do moulds affect people?
Exposure to damp and mould affects people in different ways, for some people exposure to mould can lead to symptoms such as stuffy nose, wheezing, and red or itchy eyes, or skin. Some people, such as those with allergies to moulds or with asthma, may have more intense reactions.
In 2004 the Institute of Medicine (IOM) found there was sufficient evidence to link indoor exposure to mould with upper respiratory tract symptoms, cough, and wheeze in otherwise healthy people; with asthma symptoms in people with asthma; and with hypersensitivity pneumonitis in individuals susceptible to that immune-mediated condition.
Other recent studies have suggested a potential link of early mould exposure to development of asthma in some children, particularly among children who may be genetically susceptible to asthma development, and that selected interventions that improve housing conditions can reduce morbidity from asthma and respiratory allergies.
How do you keep mould out of buildings and homes?
Monitoring - routine inspection of properties and buildings looking for evidence of water damage and visible mould would be the ideal scenario, but when managing thousands of properties this isn’t always practical. Providers are often reliant on tenants reporting issues, but evidence suggests this is only done when mould and damp is at its most damaging. Sometimes, if it is a fabric issue, it is not always immediately obvious to the naked, or untrained eye.
Keeping humidity levels low - between 40-65%. Bear in mind that humidity levels change over the course of a day with changes in the moisture in the air and the air temperature, so you will need to check the humidity levels more than once a day.
Fully ‘dry-out’ pre-retrofit - “Ensure properties have been fully ‘dried-out’ before any retrofit work. We have seen retrofit work carried out and within weeks, alerts are coming through for those properties moving back into mould risk, because they weren’t ‘dried-out’ prior to work being carried out and the all the work has done, is lock in the damp and mould and provided an incubator type environment to accelerate its growth,” comments Emma Blackmore, Head of Client Engagement iOpt.
Ventilation - be sure properties are properly ventilated. Providers are reliant upon tenants to do this, so it means having good tenant engagement and educating them on the benefits of ventilation, especially during Covid times. However, this isn’t always practical especially for tenants living in ground-floor flats. Extractor fans are a good option, but again require an automatic trip function, or they are reliant upon the tenants using them effectively.
Fix leaks quick - fix any leaks in rooves, walls, or plumbing as soon as they are detected so mould does not have moisture to grow.
"iOpt Assets’ easy to install technology will allow social housing providers to spot problems such as leaks, abandonments and conditions that will promote damp and mould growth, through to tenant welfare issues such as fuel poverty. It will also help take preventative action, where necessary, to protect, manage, or even improve homes – from damp and moisture detection, to issues with air quality," Renfrewshire Council.
What does the Housing Ombudsman recommend?
The Housing Ombudsman recognises the challenges for landlords in tackling the issues – including overcrowding, poverty, the age and design of homes – but says landlords should avoid inferring blame on residents due to ‘lifestyle’, when it is often not solely their issue, and take responsibility for resolving problems, some of their recommendations include:
greater use of intelligence and data to prevent issues
adopting a consolidated policy for actions it may take based on diagnosis
reviewing communications with residents to improve tone
improve access to complaints to resolve issues, including alongside disrepair claims, and learn from them.
iOpt’s solution is proven in the sector in helping providers tackle the issues of damp and mould, by remotely monitoring properties and using the data generated to identify and predict issues allowing providers to take a proactive approach to managing their property portfolio.
For more information please contact Emma Blackmore, Head of Client Engagement – emma.blackmore@ioptassets.com
Sources:
· Housing Ombudsman Service - Housing Ombudsman urges zero tolerance approach on damp and mould
· Centers for Disease Control and Prevention – Basic Facts about Mould and Dampness
· Institute of Medicine (IOM)
· Renfrewshire Council
