Council officers inspecting houses in the private rented sector often find that there are problems with damp and mould growth, particularly in older, solid wall properties.
Wirral Council may take enforcement action under the Housing Act 2004 at privately rented properties to ensure that defects and hazards to tenants health are removed, e.g. where there is damp and mould growth and / or inefficient heating.
The causes of these problems vary but are rarely due solely to a tenant’s behaviour or ‘lifestyle’, for example ‘drying washing on the radiators’. Damp can originate from a number of sources as follows:
1. Condensation
Condensation can occur in a home when the warm moist air produced by normal everyday activities such as showering or cooking, meets a cold surface such as an external wall or window. The moisture laden air will remain inside the property if ventilation is not adequate and is likely to condense on cold surfaces.
Cold air can’t hold as much moisture as warm air so when the indoor air temperature is low, water is released in droplet form. This is known as the dew point.
Condensation will also appear on surfaces where there is little movement of air; for example, behind furniture that is pushed up against an external wall.
The longer a surface is wet the greater the likelihood of mould growth which can appear in areas such as the corners of rooms, inside cupboards, on north facing walls and around window frames. Mould can sometimes be found on furniture and carpets.
Common problems that can result in condensation:
Poor insulation
Older properties may suffer from a poor level of insulation to external walls and can be more susceptible to the development of condensation than modern buildings.
Installing insulation to external walls and ensuring loft spaces are adequately insulated will help to counteract the conditions under which condensation and mould growth can occur.
Cold spots / thermal bridging
Certain construction elements such as concrete beams by their very nature are cold and can cause cold spots / thermal bridging. These areas can be improved using insulating materials.
Defective or inefficient heating
Defective or inefficient heating will mean a tenant can’t, or will be reluctant to, heat their home leading to conditions ripe for condensation and mould growth. The heating system should be capable of maintaining the following internal temperatures when the external temperature is –1˚C: Living room and dining room 21˚C; Bathroom 22 ˚C; Elsewhere 18 ˚C.
Lack of ventilation
Condensation can be controlled in part by ensuring that there is adequate ventilation in the property. With the correct balance of heating and ventilation, condensation should be avoided. The heating helps keep the property warm and the ventilation will enable excess moisture laden air to escape. Automatic extract ventilation installed in kitchen and bathrooms can be very effective at controlling moisture produced from cooking and bathing. There should also be adequate low level background ventilation in the property, for example by trickle vents for open windows or air vents in external walls.
Condensation may not be the only factor causing mould growth. Building defects or poor design can increase the moisture inside a property.
2. Rising damp
This can occur if the damp proof course or membrane (if provided) within the walls or floors of the house has been breached or has broken down. Houses built before 1900 may not have a damp proof course unless one has been installed at a later point.
3. Penetrating damp
Water may also penetrate through building defects such as cracks in brickwork/missing mortar or missing tiles on external roof surfaces. Blocked gutters and defective rain water pipes may also cause saturation of external walls leading to penetrating damp internally.
4. Defective plumbing and wastewater pipes
Defective plumbing and wastewater pipes can also cause dampness internally.
As a landlord you have a responsibility to ensure that your property is kept free from damp and mould when it is occupied by a tenant. It is recommended that if you are not already doing so, you undertake routine checks for damp and mould growth. In addition, you should also respond to any complaint that your tenant makes about problems with damp and mould. Any remedial action necessary to tackle the cause of the dampness and mould growth should be undertaken.
Further Information
Damp and mould advice for tenants and homeowners
Wirral Council has made information available that explains how occupiers can reduce condensation and mould growth which may be useful for your tenants.
Energy Projects Plus
Energy Projects Plus is a local charity which may be able to offer your tenants a free home energy visit, offering personalised advice on ways to keep warm and reduce energy bills.
They can help you switch your tenant’s energy tariff, apply for Warm Home Discount, install energy saving measures, apply for funding for heating and insulation and support with fuel debt.
For more information, call the Save Energy Advice Line on 0800 043 0151 or 0151 637 3670 or email advice@epplus.org.
Healthy Homes & Selective Licensing Areas
Wirral Council’s Healthy Homes team supports tenants in Selective Licensing areas to help them stay independent, healthy and safe in their homes. They offer free advice and services relating to a range of health and housing issues.
Properties vacant for over 6 months
If your rental property has been registered as vacant for council tax for more than 6 months and requires remedial work to deal with conditions causing damp and/or mould or other hazards before you re-let then you may be eligible for an empty property grant from Wirral Council, up to £7,000 for properties within Selective Licensing areas and up to £5,000 elsewhere within the borough.
More information on empty properties.
More resources
The following resources can also provide advice in relation to dampness and condensation:-