Elected Member Briefing - Update on the work of the Housing Service to tackle and prevent condensation dampness & mould

About this briefing note

Report by: Elaine Ritchie, Senior Service Manager, Housing

Date: 4 October 2023

Subject: Update on condensation, possible dampness, and mould growth in PKC housing stock

Responsible Officer: June McColl, Service Manager, Housing

Details

Purpose

The briefing provides an update on of condensation, damp and mould growth within the Council's housing stock and actions currently taken to address and prevent this, and the support provided to tenants experiencing these issues.

Briefing Information 

The Scottish Housing Quality Standards (SHQS) and the Scottish Social Housing Charter set out the standard of homes that social landlords in Scotland must ensure are provided to their tenants.

These standards aim to minimise condensation, damp, and mould growth issues within social housing stock, and adherence is monitored closely by the Scottish Housing Regulator (SHR).

Current position with condensation damp and mould in PKC housing

The Council's current housing stock comprises of 7,960 properties across our four housing localities.

The tables below provide the volume of works orders and annual spend by the Housing Service relating to condensation, damp, and mould growth over the last three years.

As you will see in Table 1, the spend increased significantly during 2022/23 and this is likely to continue throughout 2023/24. This is a result of national price increases in construction-related supplies and materials and the increased focus on preventing and resolving condensation, mould growth and dampness. 

The Repairs Service move from Northgate to Total Mobile-Connect also means that we increasingly have multiple trades jobs on a single works order. The figures below have been reported by contractor as opposed to schedule of rates. All the above has resulted in a lower number of works orders e.g., a single works order can include several trades and include more expensive works.

Table 1 - Condensation, Damp and Mould - Spend & Works Orders Completed  

Table 2 - Condensation, Damp and Mould - Spend by Locality           

Primary causes of mould growth

The works orders issued over the last three years are predominantly for household condensation-related mould growth. Most works orders are issued requesting an anti-fungal wash/paint for mould growth following inspection. 

The location of the mould growth is typically located in bathrooms, kitchens, bedrooms, or hallways. There is strong evidence that the overarching causes for most of these cases are as follows, and that many could be addressed by changes to habits or lifestyle:

• Lack of appropriate heating or ventilation e.g., not opening windows or trickle vents
• Cold spots on external walls
• Room(s) not being used or heated / uneven heat throughout property
• Washing being dried indoors without adequate ventilation
• Unvented tumble driers
• Overcrowding
• Furniture against external walls or no space around furniture
• A mix of any of the above

There is no direct correlation with house types or styles. However, the North Locality, which has older housing stock, has a higher spend which replicates our void spend in this locality.        

Current cases

Letham Locality 

In the Letham Locality there are a total of eight active cases where current work or tenancy support is in place to resolve condensation and related mould growth. These cases comprise of:

• Four tenancies with external consultant surveys requested 
• Two tenancies with extensive works carried out 
• Two tenancies with thermal paint applied on ongoing monitoring
• One tenancy where IoT household atmosphere sensors have been installed
• One tenancy where a new ventilation system has been installed.

At Double Dykes we are actively working with the tenants of four of the 20 chalets regarding repeated issues of condensation and mould growth. Each of these cases include a number of the lifestyle and property issues highlighted above. In additional to current work and tenancy support there is a full refurbishment of the site in the early planning stages. This includes the replacement of all the chalets. The Scottish Government's Gypsy/Traveller Accommodation Fund has provided funding towards the refurbishment of the site.

City Locality

There are five current cases in the City Locality:  

• Three cases where mould treatment has been successful and continues to be monitored  
• One tenancy being monitored and IoT household atmosphere sensors to be installed
• One case with severe mould and mushroom growth because of an undetected leak from heating pipes in property above. The tenant has been decanted to allow significant refurbishment works.    

North Locality 

In the North Locality there are a total of 10 active cases. Of the six chalets at Bobbin Mill, Gypsy/Traveller site, three have reported minor condensation and mould growth which is being addressed. 

• All 10 cases have works and regular monitoring ongoing 
• Six cases involving external damp and condensation specialists
• One case requiring full refurbishment and soil works.

South Locality

In the South Locality there are a total of nine active cases:

• One case where specialist works were successfully completed at the voids stage  
• Five cases have involved damp and condensation specialist surveys and related works  
• Two cases with anti-fungal wash/paint applied and monitoring ongoing
• One case with IoT household atmosphere sensors installed and monitoring is ongoing. 

How we deal with condensation/mould complaints

Our process following identification, or a report of condensation, damp or mould growth is to resolve this by working with and supporting our tenants. This includes:

• Inspecting the property and providing initial advice including how to safely clean and remove mould and how to prevent a build-up of condensation which leads to mould growth e.g. how to appropriately heat and ventilate the property.
• Providing information on the main causes of condensation and prevention -  including a leaflet which also outlines this, or signposting to a video on our website.
• Supporting tenants who are vulnerable or unable to remove mould themselves, by arranging for the affected area(s) to be cleaned and painted with an anti-fungicidal wash or thermal paint specifically for the treatment of mould growth.
• Providing, where appropriate, anti-fungal packs (mould spray and sponges) to support tenants in treating and preventing mould growth themselves.
• In significant cases, and following the steps above, we will commission an external damp consultant to inspect the property. This can result in the installation of a Positive Input Air Ventilation System to condition and improve air quality within the home. In most cases this is successful.
• In some cases, we install thermal backed plasterboard.

Many cases are resolved at the initial inspection with support and advice

As part of our voids process, we have a Lettable Standard that ensures we address any condensation, damp, or mould issues within a property during the void period and prior to the relet of the property to a new tenant.

We also have an alert on properties that have reported any issues with condensation, damp, or mould so that they can be checked on the anniversary date of the initial concern or sooner if required.

Officers will also check for any issues during welfare and tenancy checks.

Our tenant feedback informs and shapes our service delivery. Issues highlighted within our tenant satisfaction surveys or received as complaints are used to plan future investment and improvements. Complaints are also monitored at the Housing Management Team meeting and "deep dives" and reviews of cases are often requested to identify any lessons learnt and service improvements.

Proactive work to raise awareness and help tenants prevent mould growth

Throughout the year we provide communications to our tenants in relation to preventing and dealing with condensation, possible damp and mould growth. This is provided via our:

• Website
• Selection of repairs 'how to' videos
• Social media platforms
• Leaflets
• Advice and dedicated articles in our On the House, tenant magazine and newsletters.

We also support tenants with advice regarding looking after their homes including the prevention of condensation and mould growth as part of the lettings pack, tenancy sign-up process and annual tenancy visits. In addition to our Repairs Inspectors, our Support Officers are available to provide tailored advice and assistance.

Each locality team has a 'Think Yes' budget which is utilised to support vulnerable tenants or those experiencing difficulty in managing their tenancy.  Officers will also signpost tenants to SCARF and our inhouse Occupational Therapist for more tailored support and assistance.

Our teams are fully trained to provide up to date advice and support in relation to preventing and dealing with condensation, damp and mould growth. Repairs Inspectors have undertaken specialist training in this area and have achieved the sector's recognised qualification. To enhance partnership working and communication, this training has also been offered to some officers in the HSCP and Children Services.

Officers work closely with colleagues in the Environmental Health Team in order to seek further advice and guidance. The four locality housing teams will seek support on cases, as and when required.

Future capital investment work in our properties

We have an extensive Housing Capital Investment Programme to improve, future-proof, upgrade and increase our housing stock. The programme has a particular focus on ensuring our stock is energy efficient, safe and secure but ultimately meets the SHQS and the requirements of the social housing Charter.

The programme is a five-year investment plan, funded by a £85M budget over the five years. The programme covers the following areas:

• Rewiring / Infrastructure
• Triple Glazing and Doors
• Bathroom and Kitchen Renewals
• External Fabric
• Energy Efficiency Measures
• Multi Story Flats Improvements
• Environmental Improvements
• Fire Precautions
• Sound Insulation
• Major Adaptations
• Lockups and Garage sites Improvements
• Lift Improvements & Renewal
• New Builds/Buy Backs/Regeneration projects  

Given the current standards and targets the housing sector must meet by 2045, the service also has a comprehensive insulation programme for the current housing stock. This includes elements of the above Programme but has a particular focus on the following which are aimed at making the stock more energy efficient and helping to reduce condensation, damp and mould:

• Upgrading central heating systems to include Air Source Heat Pumps
• Fitting solar panels 
• Window and door replacement programme including triple glazing
• Internal and external wall insulation
• General energy efficiency works to ensure properties are on track to meet the Energy Performance Certificate (EPC) D and then B by the set timescales.

Internet of Things (IoT) household sensors project

In January 2023 we introduced a Housing Internet of Things (IoT) Project which involves the installation of small sensors within properties to monitor air quality in terms of temperature, humidity and Co2.

We currently have 240 sensors installed in 140 tenancies. A further 44 installations are planned in Phase 2, and 23 more in Phase 3. These installs will be completed during October by our contractor iOpt.

The 12-month project is helping us to identify and allow preventative action to be taken to address condensation mould growth and potential damp in our housing stock. If successful, it is hoped that this project will be rolled out across all our homes.

A range potential benefits are expected from the project:  

• Cost savings achievable with advance warning of potential moisture or humidity issues
• More informed decisions can be made through captured data and trends 
• A more targeted focus on expenditure can be taken to tackle defect areas/properties 
• Alerts to potential abandoned properties, fuel poverty or unauthorised occupancy
• Provides a credible platform for tackling complaints and legal cases
• Service improvements are achieved through the reduction in complaints and early alerts to property/tenancy issues  
• Resource management improved as proactive maintenance is implemented

During August 2023 a total of 11 tenancies were highlighted via the IoT sensor data monitoring as requiring intervention or advice.  

The two following cases have been shared on social media and on our website as positive cases involving IoT sensor installations: 

Tenancy 1 - High CO2 and humidity were highlighted by the sensors. The temperature in living room was never above 17 degrees and bedroom averaged 16 degrees. Concerns were raised that this could be a result of fuel poverty. A member of staff visited the tenant and provided them with the data from the sensors, offered advice on how to reduce the CO2 & humidity, and they were also signposted to local services that help with energy costs. 

The tenant kept in regular contact as they were keen to see the changes being made impacting the data monitoring. They have now downloaded the Tenant App so they can keep monitor this in real time. 

Feedback from the tenant was that their health feels better, they do not have as many headaches and feel like they get a full night's sleep. This will be a result of the CO2 levels in the property now being within a healthy range.  

Tenancy 2 - The CO2 and humidity were high in this property whilst the temperature was low in two bedrooms. The temperature in the living room and bedroom 2 were within the recommended range. 

After speaking with the tenant about poor ventilation it became apparent that the tenant could not open the windows due to dexterity issues. They advised there was a button that needed to be pressed to open the windows.

The IoT Tenant Liaison Officer contacted the Project Manager for the Windows and Doors Renewal Contract to find out if our contractor could produce a tool to resolve this problem for this tenant. The contract Clerk of Works visited and shared possible options and tools to open and close the windows and trickle vents.  

Data monitoring has since shown a vast improvement in the air quality in the property.

Environmental Sensors - AICO

In addition to the IoT pilot project, another contractor AICO has begun the installation of environmental sensors in some of our properties in multi-storey blocks where we are also proposing major upgrade works. To monitor the performance of the properties both before and after the upgrade works, the sensors are installed to help us understand the existing conditions in the properties and will assist us in deciding which retrofit solutions will work best when planning the improvement works. This includes monitoring draughts and ventilation issues, along with heating and cooling performance, CO2, and humidity levels.  

The information downloaded from the sensors can be viewed via a web-based portal or via an app that is also available for the tenant. This data gives us the opportunity to have pre- and post-retrofit monitoring and will assist us in understanding the energy performance of the properties and ensure our intended benefits are achieved.  

Due to the mixed tenure nature of the blocks, we also need to consider the funding opportunities available for private owners.  It is a requirement of any Scottish Government grant that properties are monitored and therefore the installation of the sensors will ensure that the criteria of the funding mechanisms are met.    

To date, we have installed sensors in 48 properties across the 6 multi-storey blocks.  

Other work

In addition to the above, the following actions have also been progressed to ensure we continue to take a zero-tolerance approach to mould, damp and condensation issues in our housing stock:  

• Further refresher training is being provided in four half-day sessions to a cross section of Housing employees. This is being provided by the Housing Quality Network. 
• Our Senior Service Manager has presented a condensation, mould growth and damp masterclass to senior managers from other Scottish Local Authorities at the request of ALACHO. A further presentation is now planned.     
• We have also revised and updated our Condensation, Mould Growth and Damp Policy which includes the processes and actions described in this report. 
• Our Policy and processes have been cross checked against the Housing Ombudsman's Report and recommendations relating to condensation, mould growth and damp.  
• Our Policy and processes ensure a proactive zero-tolerance approach that provides early intervention, appropriate communication, and aftercare. We ensure tenants have easy access to our services in relation to condensation, mould growth and damp concerns and that we also proactively pick up such issues via complaints and our void process.  
• We have a communication plan in place and have a range of measures to communicate and raise awareness with tenants such as information on our website, video, leaflet, and staff training.  We regularly seek feedback from our tenants on our approach. As we near autumn and winter our communications and awareness raising relating to condensation, mould growth and damp are increased.         
• A new design guide and specification is about to be launched which will ensure that any properties being built or included within a regeneration programme as provided with a high standard of design and installation.  
• Our retrofitting programme is currently being rolled out and includes condensation, mould, damp as a key area. This is also included in the work regarding EPCs and general energy-efficient work.

For further information on any of the above information please contact June McColl by emailing JMcColl@pkc.gov.uk