Taking responsibility for damp and mould

Damp and mould in social housing is a pervasive and pressing issue that has far-reaching implications for the health, well-being, and quality of life of residents. The problem has been highlighted since the death of Awaab Ishak in 2020 and new legislation has been brought in to address the problem of damp and mould

The problem is particularly noticeable in older housing complexes, where inadequate maintenance, poor insulation, and insufficient ventilation create the perfect conditions for dampness and mould growth. The consequences of this issue are multifaceted and demand urgent attention, as they encompass health concerns, social challenges, economic burdens, and the need for systemic policy changes.

Health concerns
Clearly, damp and mould are not just aesthetic or superficial problems; they also have severe health repercussions. Mould releases spores and mycotoxins that can lead to a range of health issues. Respiratory problems such as asthma and allergies are commonly aggravated by mould exposure. Prolonged exposure to mould spores can lead to chronic respiratory conditions and may even compromise the immune system. The coroner ruled that Awaab Ishak’s death was the result of a severe respiratory condition caused by prolonged exposure to black mould in his home.
    
Vulnerable people, such as children, the elderly, and individuals with pre-existing health conditions, are particularly at risk. Mould has also been linked to non-respiratory health problems such as skin irritation, headaches, fatigue, and cognitive impairments.

Social and psychological impact
The presence of damp and mould in social housing goes beyond physical health concerns, and can affect the mental well-being of residents as well. Living in poor conditions can cause feelings of frustration, helplessness, and anxiety. The visible and persistent nature of these issues and the inability to do anything about it can harm self-esteem, and lead to a sense of neglect and abandonment.

Economic consequences
From an economic perspective, the cost of not addressing damp and mould in social housing is substantial. The cost to the NHS associated with treating health problems caused or exacerbated by these conditions is unnecessary and could be avoided. As well as this, the structural damage that results from prolonged dampness can lead to costly renovations that could have been prevented with timely intervention.
    
It also has a knock-on effect on the economy. Residents’ productivity can be affected and they can take time off work or school sick. This then leads to a vicious cycle of limited educational and economic opportunities and can further deepen social inequalities.

Systemic challenges
Like many areas of the public sector, social housing has funding issues, which make it challenging to conduct the necessary repairs and upgrades. A lack of resources hinders regular inspections and preventative maintenance that could detect and address dampness issues early on. A lack of awareness about proper ventilation, moisture control, and mould prevention further exacerbates the problem. To effectively combat damp and mould, a comprehensive approach is crucial, involving investment in infrastructure, education, and community engagement.

Interventions and solutions
Damp and mould need to be tackled at the
root cause. Adequate funding is pivotal to addressing these route causes. Investments should be directed toward improving insulation and ventilation systems and not just treating the damp and mould when it arises. Upgrading housing infrastructure not only prevents dampness but at the same time, also contributes to energy efficiency and overall sustainability of the property.
    
Regular maintenance is essential to combatting the issues of damp and mould. Implementing a robust schedule of inspections and maintenance is vital. Swift identification and remedy of issues can prevent dampness and mould problems getting worse. Regular maintenance also demonstrates a commitment to residents’ well-being and contributes to community pride and can also help to address the aforementioned concerns that residents may have about being neglected.
    
Though they are not solely responsible, education and awareness at a residents’ level is also important. Residents need to be informed about the causes and consequences of dampness and mould, as well as the steps they can take to prevent these issues themselves. Educational campaigns can empower residents to maintain proper ventilation, reduce moisture sources, and engage in proactive mould prevention measures.
    
Community engagement at a local level can help to solve the problems. Involving residents in decision-making processes regarding housing policies and maintenance fosters a sense of agency and autonomy. Empowered residents are more likely to adhere to maintenance practices, take action themselves to prevent mould, participate in community initiatives, and work with housing authorities to address the problem.
    
Legislation and housing policy is essential to hold housing authorities to account. Housing policies should be developed with residents at the centre and a focus on long-term sustainability rather than a short-term fix. This involves a holistic approach that considers energy efficiency, environmental impact, health outcomes, and social equity. Integrating these aspects can lead to healthier, more resilient communities and have an overall positive impact.

Legislation
In July, the Social Housing Act received Royal Assent to become law. Awaab’s Law sets strict time limits for social landlords to address hazards like damp and mould.
    
Housing secretary Michael Gove MP said: “Today is an important step towards righting the wrongs of the past. Our landmark laws will drive up standards of social housing and give residents a proper voice.
    
“The Social Housing Act will help to ensure that tenants get the safe, warm and decent homes they deserve – and those who have seriously neglected their responsibilities for far too long will face the consequences.
    
“Awaab’s Law will force social landlords to take immediate action on dangerous damp and mould as we introduce new strict time limits to fix their homes.
    
“I am incredibly grateful to Awaab’s family who have displayed such courage, dignity and leadership in pushing for change and securing these vital reforms.”
    
The Social Housing Act includes qualification requirements for social housing managers and additional Housing Ombudsman powers to publish best practice guidance to landlords following investigations into tenant complaints. The Act also strengthens the Regulator of Social Housing to carry out regular inspections of the largest social housing providers and the power to issue unlimited fines to rogue social landlords.
    
Fiona MacGregor, chief executive of the Regulator of Social Housing, said: “We welcome the introduction of the Social Housing Regulation Act, which will empower tenants and give us stronger powers to hold social landlords to account.
    
“Our next step is to consult on the new consumer standards that landlords will need to meet, and we encourage tenants, landlords and others in the sector to have their say when we launch the consultation next week.
    
“We’re gearing up to start our new programme of regulatory inspections from next April, and landlords will need to demonstrate how they’re providing good quality homes and services for tenants as well as meeting our governance and viability standards.”
    
Gove recently wrote to social housing providers about recently published guidance on the health impacts of damp and mould in the home.
    
The guidance sets out the legal responsibilities of social and private sector landlords to their tenants and the serious health risks that damp and mould pose.
    
The guidance makes clear that it is the responsibility of landlords to identify the underlying causes of damp and mould - such as structural issues or inadequate ventilation - and to find long term solutions.
    
The guidance also sets out how living in a home with damp and mould can significantly affect the physical and mental health of tenants and outlines how people with certain health conditions, children and older adults are at greater risk of more severe health impacts.
    
As we have seen, damp and mould not only cause health concerns, but can also have social and economic implications. It is important to tackle the issue from different angles.  By investing in infrastructure, education, community engagement, and integrated policies, social housing can become healthier and more liveable and promote well-being, equity, and upward mobility for all residents.
    
Awaab’s law is a step in the right direction, raising awareness of residents’ rights when it comes to the quality of housing and holding housing providers to account when it comes to the issue of damp and mould.