Agenda item

To provide feedback on the proposed new Housing Damp Condensation and Mould Policy (report of the Assistant Director – Housing enclosed).

Consideration was given to the report of the Assistant Director – Housing which asked the Policy Development Panel to provide feedback on the Housing Damp Condensation and Mould Policy.

The Housing Property Services Manager and the Assistant Director – Housing were in attendance for this item.

The Housing Property Services Manager presented the report to the panel and the following points were highlighted:

·        The Housing Damp, Condensation and Mould Policy was a new policy and did not replace an existing policy;

·        Following the death of Awaab Ishak, the Housing Ombudsman had developed a spotlight report on the social housing sector response; and the Regulator of Social Housing had focussed on provider arrangements to ensure that damp, condensation and mould were a focus during inspections; and

·        The Housing Damp, Condensation and Mould Policy set out the approach that the Council intended to take as landlord when dealing with all reports of such issues from its tenants and leaseholders.

The Housing Property Services Manager also presented the following update in relation to reports and inspections:

·        In recent years, many providers had received increased reports relating to damp, condensation, and mould. SHDC had received the following reports for the period from 1 November 2023 to 31 January 2024:

o   206 new cases had been reported, of which the following categorisation has been applied.

o   13 emergencies;

o   114 urgent;

o   57 routine;

o   4 monitor;

o   14 no contact - 13 had subsequently been inspected through SHDC surveyor visits;

o   2 were new build and dealt with under the defects process; and

o   2 were unhabitable outbuildings and therefore were not assessed.

·        As at 31 January 2024, 164 inspections had been carried out and 16 inspections had been booked with tenants; 5 properties could not be accessed; and a further 17 had been passed to SHDC surveyors to visit;

·        As a result of the inspections, repairs had been raised at 120 properties, with common themes including: window seals, blocked gutters and broken or ineffective extractor fans; and advice was given as standard in all cases with literature given to the tenant regarding preventative measures;

·        24 cases had been closed, as follows:

o   15 with full agreement of the tenant;

o   3 where the tenant had refused agreement of closure;

o   2 were outbuilding only cases; and

o   4 have been closed where following inspection, the problem was classified as a repair and deemed not to fall under the damp, condensation, and mould policy; and

·        Due to recent mobilisation of the remedials contract, performance was being closely monitored to ensure Key Performance Indicators (KPIs) were met and cases remained ‘open’ until all repairs had been completed and the works signed off. 

Members considered the report and update and made the following comments:

·        Members asked how much repair work was undertaken previously in relation to damp, condensation and mould.

o   The Housing Property Services Manager responded that prior to the Awaab Ishak case, 3 or 4 cases per month were reported, however since that time, reports had risen to between 60 and 70 cases per month.

·        Members queried whether damp, condensation and mould cases were only identified when reported by the tenant.

o   The Housing Property Services Manager responded that the issue could be raised by tenants or at the point of a general inspection and green energy works. Every effort was made to contact residents to gain access where reports had been submitted.

• Members referred to the Guidance to Tenants on page 6 of the report and requested that this be circulated to members.

• Members queried whether residents were charged for repairs where guidance had not been followed, such as not utilising the extractor fan.

o   The Housing Property Services Manager responded that recharge could occur however it was generally difficult to prove that guidance had not been followed.

• Members noted the significant increase in reports in the last two years and queried the reason for this. Were there any specific issues with the council’s building stock?
  • The Housing Property Services Manager responded that:
    • The increase reports had related to increased media as a result of the Awaab Ishak court case; and
    • The council were investigating whether any particular elements of the housing stock contributed to damp, mould and condensation, such as the type of construction and heating systems installed. Issues with certain heating systems had been identified and these were being removed and replaced. Assessments would be made when data had been received and collated.

• Members asked whether the widespread practice of UPV window installation in the 1990s had contributed to the problem.
  • The Housing Property Services Manager responded that:
    • The service had received reports regarding cracked seals around UPV windows; and
    • A review of the condition of older windows was taking place and this had led to the replacement of windows and doors.

• Members queried whether tenants received support for the deep cleaning of carpets and mattresses where mould had been identified.
  • The Housing Property Services Manager responded that this was the case, dependent on the issues and reason for mould.

• Members believed that window trickle vents were mandatory and queried whether these were in use.
  • The Housing Property Services Manager responded that the majority of windows had trickle vents however the installation of trickle vents appeared to be being phased out. Part of the inspection programme involved the cleaning and repairing of trickle vents.

• Members relayed a report from a resident where mould had been identified during a pre-inspection process. Whilst a cleaning process had taken place to remove the mould, it appeared that the cause of the mould had not been remedied. Members asked whether ‘acceptable standards’ of properties and ‘condition of voids’ would be included within the new housing policies.
  • The Housing Property Services Manager responded that the issue of damp and mould was investigated as part of the existing void process. Any signs of mould were treated and sealed. The Housing Property Services Manager would investigate the issue raised by the resident outside of the meeting.
  • The Assistant Director – Housing added that:
    • SHDC and the whole social housing sector had been required to transform their processes in respect of damp, condensation and mould, and aspects of previously established professional advice/practice no longer applied;
    • A holistic review of void property attributes was undertaken prior to re-letting so that deeper issues relating to condition could be addressed;
    • Retrofit assessments were undertaken to diagnose whether any inadvertent adverse effects were evident subsequent to improvement works;
    • Specialist survey reports were undertaken where necessary; and 
    • The policy was under consultation and would develop over time.

• Members asked whether vulnerable tenants received welcome packs which included advice in relation to prevention measures; in addition, how were issues addressed for people with vulnerabilities where decampment was stressful.
  • The Assistant Director – Housing responded that new tenants received a ‘New Tenant Pack’ which included instructions on how everything worked within the property;
  • Visits were undertaken during the first year of any tenancy so that any issues could be addressed by officers;
  • Emergency repairs would be undertaken with the tenant remaining in residence where it was safe to do so. Where the property was unsafe and decampment necessary, discussions and engagement with the tenant would take place; and
  • The moving of personal belongings and subsistence relating to alternative accommodation would be covered by the Council and circumstances assessed on a case-by-case basis.

• Members asked whether tenants received a leaflet in respect of damp.
  • The Housing Property Services Manager responded that where damp was identified, tenants would be given an advice leaflet which outlined prevention measures. The leaflet would be circulated to members of the Policy Development Panel as requested.
• Members therefore requested that the word ‘also’ be inserted to last point on page 6 of Appendix A to show that the information was available both in a leaflet format and on the SHDC website.

AGREED:

After consideration of the Housing Damp, Condensation and Mould Policy by the Policy Development Panel:

a)    That the comments of the Panel be noted;

b)    That the policy be recommended to Cabinet for adoption; and

c)     That the recommendation to Cabinet to delegate minor operational amendments to the Assistant Director – Housing with the Portfolio Holder for Communities and Operational Housing, be supported.