Housing Service Damp Mould Condensation Policy

1.1 The Policy aims to assist in the prevention, identification and rectification of rot works, damp, mould and condensation within the Housing Service’s property portfolio. Housing Services will deliver and provide a response that will:

• Ensure that tenants and their household are treated in a fair and consistent way and in a prompt manner.
• Engage and work in partnership with tenants ensuring that a safe and healthy internal environment is provided and have clear communications lines for tenants to report issues.
• Ensure all staff are able to identify and respond to damp, mould, condensation and recognise where assistance is required during any home / property visits.
• Undertake effective and professional investigations (with use of specialist equipment) and implement all reasonable remedial repair solutions and improvements to eradicate rot, dampness (rising, penetrating, etc.) including managing and controlling condensation
• Ensure that tenants have access to and/or are provided with comprehensive advice and guidance on managing and mitigating condensation and mould from household activities
• Comply with statutory requirements, guidance and recognised sector good practice
• Maximise the available budgets and ensure that they are used effectively and efficiently to deal with dampness, condensation and any subsequent mould problems
• Ensure that the fabric of our property is protected from deterioration and damage resulting from rot, dampness and condensation

Undertake proactive assessments of stock condition (i.e. use of environmental sensors), taking a data-informed, risk-based approach to prioritise focus on properties particularly susceptible to damp and mould. Follow up on previous repairs to ensure permanent resolution. Record and store asset information for future reference and learning opportunity.

2.1 The scope of this Policy covers how Stirling Council Housing Service and our tenants are able to jointly control, manage and eradicate rot, dampness and condensation, including mould. This includes:

• All Stirling Council housing (social and mid-market rent) properties. It also includes emergency / temporary accommodation
• Identifying the types of dampness: rising, penetrating and condensation dampness, including internal water / fluid leaks.
• Identifying the Council’s responsibilities for dealing with rot, dampness, condensation and mould
• Identifying the tenants’ responsibilities for dealing with dampness, condensation and mould
• Offering guidance, advice and assistance throughout the process to tenants
• Identifying situations where the Council have undertaken all feasible steps to prevent, manage and rectify condensation caused dampness

3.1  The Head of Housing has overall responsibility for the Policy, ensuring that it is fully implemented.

3.2  The Housing Property & Asset Management Service Manager is responsible for: 

• The effective implementation and delivery of the Policy
• Monitoring the performance and delivery of the Policy
• Reviewing the Policy

3.3   The Operations Team Leader is responsible for:

• Developing the processes and procedures that are in line with the Policy
• Ensure that the Policy aims and terms are adhered to

4.1  Types of rot, dampness and condensation (including mould effects) covered by the policy.

Rot

Rot is a fungi and is dependent on a moisture source. Dry rot however, once established, fungal activity can continue under conditions with limited access to moisture. Wet rot needs a sustained moisture source. Often rot is in concealed places within buildings but it effect can be sensed through an unpleasant smell or evidence of mould (mycelium) growth.

Damp

Rising Damp: The movement of moisture from the ground rising up through the structure of the building through capillary action. This may be due to breakdown of damp proof course or membrane.

Penetrating Dampness (including internal leaks): Water penetrating the external structure of the building or internal leaks causing dampness, rot and damage to internal surfaces and structure. The cause can be the result of, for example:

• Water ingress due to defective or design failure / workmanship of the structure.
• Defective components such as missing or damaged roof coverings, external wall doors and windows.
• Defective or blocked rainwater gutters and pipes.
• Defective or leaking internal waste pipes, hot and cold water and heating systems.
• Flooding due to burst pipes.

Condensation

Condensation is created when water vapour (gaseous form) is held suspended within the air and comes into contact with surfaces with a colder surface temperature. This is referred to as the dew point as the air can no longer hold the water vapour as a gas and it condenses back to liquid form producing water droplets. This can take two main forms:

• Surface condensation arising when the inner surface of the structure is cooler than the room air. Examples include, water on windows or sills.
• Condensation inside the fabric of the building structure (interstitial) where vapour pressure forces water vapour through porous materials (e.g. walls), which then condenses when it reaches colder conditions within the structure.

The risk of condensation is increased through:

• Inadequate ventilation e.g. natural opening windows and trickle / background vents and mechanical extraction in bathrooms and kitchens.
• Inadequate heating e.g. undersized boilers and radiators, heating not effectively used
• Inadequate thermal insulation e.g. missing or defective wall and loft insulation.
• High humidity e.g. presence of rising and penetrating dampness.
• Poor building design and construction – specific cold areas (bridging) which are integral with the building construction and wall/roof fabric.

Conditions that can lead to condensation are:

• Poor ventilation – not opening windows, blocking up vents, not turning on extract fans, not allowing air to circulate around furniture.
• Poor heating – not heating the house adequately.
• Defective insulation –dislodged insulation in lofts.
• High humidity - not covering pans when cooking and drying laundry inside the house can contribute to this.
• High numbers of people and/or pets can increase moisture expelled.

Condensation can be evidenced from moisture on windows, peeling wallpaper, black mould (predominantly in corners) and in poorly vented spaces such as cupboards, behind furniture close to walls, etc. Mould is a natural organic compound that develops in damp conditions and will only grow on damp surfaces. This is often noticeable and present in situations where condensation dampness is prolonged and present for some time.

5.1  The Housing Service will investigate to determine the cause of rot, dampness condensation and mould, and carry out remedial repairs and actions in accordance with the tenancy agreement and repairs policy. This may include use of specialist equipment, thermal imaging and intrusive / destructive examination.

5.2       Housing Service will diagnose the cause of rot and/or dampness including condensation and mould, and correctly deliver effective solutions based on dealing with the root cause of the defect not just the symptom and wherever possible right first time. During works it may become apparent that further repairs are necessary and these would be undertaken.

5.3       Housing Service will promote and provide general advice and guidance on how to manage condensation caused by normal household activities and routines.

5.4       Housing Service will ensure that all relevant Housing staff have basic training in identifying dampness and condensation and understand the delivery of the Service that will meet the aims of this Policy. 

5.5       Housing Service will ensure that competent and trained tradespersons and/or contractors are employed to carry out works and that the tenant’s possessions are adequately protected during the works.

5.6       Housing Service will inform the tenant of the findings of the investigations following a house visit. This will include identifying the possible causes of rot and/or dampness. Thereafter take forward effective solutions and all necessary remedial works / actions / enhancements and the estimated timescales to complete the works / measures. The Service will keep the tenant up to date with their enquiry through the process from inception to completion.

5.7       Housing Service will undertake feasible improvement works required to assist in the management and control of condensation caused dampness, for example installation of mechanical extract fans, fresh air vents, and renewing, repairing, and/or improving existing insulation, etc. The Service will install environmental monitors, where required, to monitor humidity levels within the property. The tenant will be able to access this informative data on a mobile phone via an APP. Environmental sensors devices will collect data to assess the cause(s) which may then inform further reactive and support measures.

5.8       Housing Service is responsible for both tenanted and void homes. These responsibilities include:

• Insulating the property in accordance with current Scottish Housing Quality Standards and Energy Efficiency Standard for Social Housing (SHQS / EESSH) to help reduce the likelihood of condensation occurring where practical.
• For maintaining void and tenanted homes to avoid penetrating and rising dampness and for carrying out remedial repair action where these occur.

5.9       Remedial works will always be carried out where it is feasible and practical to do so. The Service will have regard to any constraints imposed by the existing building design and structure and will take a pragmatic approach in finding appropriate solutions.

5.10     Housing Service will make good internal surfaces following any remedial work carried out ensuring that surfaces are prepared to a condition ready for the tenant to redecorate.

5.11     Proprietary mould wash and preventative thermal paints will be carried out where this is found to be necessary from persistent or extensive condensation. Housing will take supportive measures for any continuing ongoing condensation control by the tenant to mitigate contributing household activities and needs.

5.12     In some cases, remedial work may not be necessary. However, additional support and advice will be given to the tenant on managing and controlling the occurrences of condensation dampness.

5.13     Housing Services will make reasonable attempts to access the property to inspect and carry out the works. In accordance with the terms of the tenancy agreement, if we require access to your property in order to carry out inspections or repairs, we will give you at least 24 hours' notice in writing, unless it is an emergency in which case we have the right to make forcible entry to your house without notice.

5.14     Housing Service may be unable to fully control condensation caused dampness where it is unfeasible or impractical to do so or if any remedial action would be ineffective for example

• Poor construction / design (such as not meeting current construction and living standards) that cannot be eliminated.
• Cold bridging areas in the fabric of the building that cannot be eliminated (such as concrete floor in direct contact will brick walls).

Non habitable rooms, including but not limited to:

• Out –buildings / sheds that have been converted including linking buildings between the house and out building and other add-on structures.
• Unheated / uninsulated store rooms.
• Unheated enclosed stairs for building access.

Note: The above are examples and not an exhaustive list.

5.15     Housing Service will respond to any report of dampness and condensation and aim to complete any remedial works/measures within a reasonable time period in line with the Services Repairs Policy. This will be dependent on the severity and urgency of the problem and on the complexity of the solution of the remedial works/actions required.

5.16     Under certain exceptional circumstances where the tenant is unable to carry out mould washes or redecoration the Service will look at possible avenues to provide support and assistance.

5.17     If the extent or nature of required works makes it unreasonable for the tenant to remain in the property, alternative accommodation arrangements will be made. This may be on a day by day basis or a temporary decant to an alternative property. The tenant will be supported through this process and the Disturbance Policy will be applied.

5.18     The Services Disturbance Allowance Policy can also be referred to for financial assistance if applicable. Should the tenant seek compensation due to other factors the Service would assess any claim on individual case by case basis.

5.19     In cases where tenants are encountering difficulty heating or managing their homes the service will offer support from staff such as Income Maximisation Officer, Energy and Fuel Poverty Officer, etc. In relevant circumstances the Service will also engage with other stakeholders and / or signpost to third party organisations (i.e., Citizens Advice etc.).

The tenant will regularly check for condensation and/or mould and immediately report to the Council. The tenant will report any faulty equipment that will hamper the management and control of dampness and condensation (e.g. faulty extract fan, unable to open windows, lack of heating etc.), in accordance with the tenancy agreement conditions. This can be reported via the Stirling Council telephone 01786 404040 or the Council website. The tenant can also contact their Housing Officer to seek assistance.

6.2       The tenant will regularly check for mould and clean signs of mould as soon as they are discovered. They will manage condensation dampness following the Services guidance. Tenants can also help reduce the conditions that lead to condensation dampness by:

• Keeping the presence of moisture to a minimum e.g. covering pans when cooking, drying laundry outside, keeping the kitchen or bathroom door closed when cooking or bathing.
• Adequately heating rooms – ideally between 18^oC and 21^oC and maintaining humidity between 40-60%.
• Keeping the house well ventilated e.g. opening windows when cooking, showering/bathing, and turning on and ensuring that the extractor fan is working if applicable, keeping trickle vents in windows open, and allowing air to circulate around furniture.
• Use the humidity sensors readings via the resident app for guidance and respond to APP notifications on humidity control.

6.3       The tenant will follow all advice and guidance issued by the Housing Service on managing and controlling dampness and condensation.

6.4       If following an inspection by the Housing Services, the outcome shows that all feasible measures are in place for the tenant to adequately manage the condensation dampness, further relevant specific advice and support will be given to the tenant.  Should the tenant fail to follow the advice and take reasonable steps to reduce condensation mould or dampness which is evidenced by the Service this may result in the tenant being recharged for any resulting repairs required which are considered to be result of this inaction.

6.5       The tenancy agreement recommends that tenants arrange adequate household contents insurance. The Service will not reimburse losses to furniture or personal items from damage caused by property defects, whether from wear and tear, storm, or unforeseen occurrence.

6.6       Where the tenant is considering converting / using non – habitable buildings and spaces/rooms they can seek advice and permission from the Housing Service in accordance with the tenancy agreement conditions and Permissions Policy.

6.7       The tenant will allow access for inspections and for the carrying out of remedial works (in accordance with the tenancy agreement).

The Policy will be reviewed every five years and also in response to:

• Legislative changes;
• Council strategy or Policy changes; or
• Discovery of ineffective Policy terms.