James Kane of EnviroVent discusses the growing concern of condensation and mould in social housing, highlighting innovative ventilation solutions and proactive measures to improve indoor air quality and tenant well-being.

Autumn and winter are a time when social housing providers traditionally start to experience an increase in call-outs to deal with issues of condensation and mould growth in the home. Whereas in years gone by, this might have been seen as an accepted part of the repairs and maintenance cycle, now social housing providers are increasingly adopting preventative measures and taking advantage of the latest technology to ensure better levels of indoor air quality as standard in homes.

The English Housing Survey (2021-2022) highlighted the scale of the challenge, revealing that damp continues to affect a staggering 935,000 tenanted homes in England.

The health impact

Social housing providers are very aware that the presence of condensation and mould in homes can have far-reaching consequences for tenants’ health and well-being. The microscopic spores released by mould as it grows and spreads can act as potent allergens, triggering a range of respiratory issues, including asthma-like symptoms, difficulty breathing and irritation of the airways. These can affect vulnerable groups particularly badly, such as the elderly, the very young and those with pre-existing respiratory conditions.

Beyond the immediate health concerns, the emotional and psychological toll of living in a damp, mouldy environment should not be overlooked. Occupants may experience increased stress and anxiety, further exacerbating the negative impacts on their overall quality of life.

Unresolved condensation and mould problems can lead to significant structural damage, requiring costly repairs and renovations. This not only diverts resources away from other essential maintenance and improvement projects but also reduces the overall asset value of the affected properties. The installation of high-performance ventilation systems can help to prevent these issues, mitigating the risk of expensive remediation work and preserving the condition of the housing stock.

When indoor air quality in homes is improved it can make a significant impact on health outcomes for occupants.

Legislation

The issue of condensation and mould in social housing has gained national attention, leading to new legislation under the Social Housing (Regulation) Act being released which is designed to ensure tenants benefit from safe, warm, decent homes.

“Awaabs Law” is part of the Social Housing (Regulation) Act, which introduces new enforcement powers to ensure landlords address damp, cold and serious indoor air quality issues within a strict time frame. This legislation, named after Awaab Ishak, a toddler who tragically died in social housing due to mould exposure, highlights the urgent need for social landlords to prioritise the prevention and remediation of these issues. The law makes it the landlords’ responsibility to identify and address the underlying causes of damp and mould in a home. Finding a solution is essential, whether that be installing a ventilation system or making other upgrades to a property to address the issue.

In addition to this new legislation, social housing providers must also ensure compliance with existing regulations, such as the Housing Health and Safety Rating System (HHSRS) and the Decent Homes Standard.

Energy efficient upgrades

The issue of damp and mould in social housing has become more prevalent in recent years as homes have been made more energy-efficient through upgrades and renovations including new windows and doors and cavity wall insulation.

Where ventilation has not been addressed, moisture can become trapped and condenses on cold surfaces, such as around windows, ceilings and behind and inside cupboards, creating the ideal conditions for mould to thrive. The problem is exacerbated by everyday activities like cooking, bathing and drying clothes indoors, which introduces significant amounts of water vapour into the indoor environment. A family of four, for example, can contribute up to 100 pints of water per week, just through normal activities such as bathing and cooking.

The English Housing Survey (2021-2022) found that the age and energy efficiency of a property can significantly influence the prevalence of damp and mould, highlighting the importance of tailoring ventilation solutions to the specific needs of each dwelling.

Collaboration

Addressing the challenge of condensation and mould in social housing requires a collaborative approach between social housing providers and ventilation manufacturers.

This can enable social housing providers to access expert guidance on the selection, installation and maintenance of ventilation systems. By working closely with ventilation manufacturers, social landlords can ensure that their properties are equipped with the most efficient ventilation technologies to address the root causes of condensation and mould.

Ensuring effective ventilation

To maximise the impact of ventilation systems in social housing, it is crucial that they are installed and maintained correctly.

Ventilation specialists working for the manufacturers can advise on the appropriate type, size and design of the system needed. Factors to be taken into account include room size, occupancy levels and the overall layout of the property, which must be carefully considered to ensure optimal performance and energy efficiency.

Ongoing maintenance and monitoring are equally vital to maintaining the effectiveness of ventilation systems over time. Regular cleaning, filter replacement and adjustments to airflow can help to maintain optimal indoor air quality and prevent the recurrence of condensation and mould issues.

Monitoring data in homes

Advances in data capture and logging systems for ventilation units means it is now possible for social housing to make better informed decision-making regarding ventilation strategies.

Some extractor fans now feature a Data Logger function, which helps social landlords to be able to better monitor fans in residents’ homes, their running conditions, energy usage and operational life, as well as allowing them to identify any potential issues. It also allows social landlords to view the time the unit has spent in trickle, boost and increased humidity modes, as well as monitor the amount of energy used.

The integration of this data with property management and tenant engagement systems means it can improve response times by social housing providers to ensure a speedy resolution. The end result is more efficient and cost-effective management of condensation and mould in social housing, while also contributing to greater overall satisfaction of tenants.

A healthier, more sustainable future

The integration of smart home technologies can play a crucial role in ensuring consistently good indoor air quality. By providing real-time data on indoor environmental conditions and enabling remote monitoring and control, these systems can help to identify and address issues proactively, as well as empowering tenants to become active participants in the management of their living spaces.

The challenge of eliminating condensation and mould in social housing requires a focus on addressing the root cause of poor indoor air quality with effective ventilation systems. The information these systems can provide is now better than ever and it means social housing providers can create healthier, more comfortable living environments for their residents while also safeguarding the long-term value and sustainability of their housing stock.

James Kane is head of social housing at EnviroVent