Are we doing enough to prevent mould and damp, David Bly of Cornerstone is of the opinion more can be done

With constant year-on-year damp, condensation and mould in many homes it could be argued there needs to be ‘reset’ with regard to how structures are assessed prior to and post any improvements plus, the ‘adequacy’ of internal atmospheric management protocols aligned to upholding a healthy dwelling.

‘Blame’ is not an option and can be replaced with ‘did you know’ since many residents may not be aware of the impact of some everyday activities on the internal conditions as a whole.

And, with this in mind, education in a defined recognisable manner could be a consideration when commencing an investigation of a reported problem.

The mention of whether landlords are doing enough is noted but, they may well be doing enough within their infrastructure plus existing knowledge and therefore, have a reliance on expert trades to deliver the necessary improvement not only in line with regulatory compliance but also in line with an expected outcome.

The UK has some of the oldest and varied housing stock in Europe and, with this in mind, any inspections or indeed improvements must embrace the structural type, period, age and orientation as they can all play an active role in maintaining desired structural health.

With a drive for Net Zero and many Retrofits underway, Cornerstone are of the opinion such ‘improvements’ require a significant baseline understanding of a number of aspects prior to their undertaking due to a number of elements having to be removed and reconsidered due to their ineffectiveness.

Fully recognising there are many industry experts dealing with structural and atmospheric elements, are we also aware that in the absence of impact assessments, how do we fully recognise the desired outcome has been achieved for a healthy internal environment?

Did you know the existing permeability of a structure i.e. its leakiness, is a key recognition prior to any intended ‘improvements’ as it affects the prevailing atmospheric conditions alongside the resultant internal comfort of occupants. In addition, determining the permeability rating has a direct alignment to the ‘Whole Dwelling ventilation Rate’ such that, if we also sought to embrace Net Zero in the absence of structural and atmospheric understanding, could we witness more problems in the future?

With new legislation calling for timely responses to reported issues, there will be a strong desire to embrace key knowledge for meeting compliance and effectivity within the stipulated timelines and, will embrace the understanding of all involved not only housing staff, surveyors and respective expert trades but, also residents armed with more feasible understandings of their property and atmospheric management.

Better decision making will not only reduce annual spend but will reduce any re-spend activities armed with a greater understanding of improvement expectations.

This can only be achieved by re-thinking how complaints are recorded, how responses are managed and how credible knowledge in a recognised format can be utilised and delivered to residents in a manner of greater understanding for improved conformity.

With a greater understanding of root causes (not root cause) of the ‘symptoms’ known as damp, condensation and mould, its removal can be considered since recognising the pattern, location and maintenance aspects, delivers a profound solution for a confident outcome. And, the removal of mould also plays a large role in reducing the potential for its re-emergence. Incorrect solutions will not deal effectively with removing the entire mould particulates and, places a greater emphasis on the non-use of bleach products and painting over an outbreak.

In addition, it should also be noted damp and mould are separate elements and would require bespoke approaches for each issue whereby damp tends to identify itself with spoiling, blistering, cracking and darkening of surfaces. Mould can reside on any surface where respective nutrients are available including structures and contents items. If the conditions are suitable for a number of days, their development can occur in the absence of wet or damp buildings.

For a defined way forward Cornerstone is of the opinion a designated uniform framework is necessary to uphold an unbroken approach to such reported problems. Why? Because we are still dealing with damp, condensation and mould in 2024 and, with an understandable drive with Net Zero, if we sought to implement such recognised aspects in our homes today in the absence of a defined understanding of the structure and occupancy, the problems could escalate.

A greater understanding of structural behaviour will underpin landlord confidence with their improvements concluded in a defined approach whilst providing bespoke guidance for residents for an improved healthier internal living condition. And, will deliver key trend data for future stock management since each landlord/management company will likely be maintaining a host of structure types and geographical locations.

David Bly is managing director of Cornerstone Management Services