Agenda item

To consider a report outlining the current processes in place to deal with reports of damp, mould and condensation and a Draft Damp, Mould and Condensation Policy.

Consideration was given to a report outlining a draft policy presented by the Assistant Director of Housing and the Interim Head of Contracts, Investment and Compliance in respect of the Council’s response to damp, mould and condensation in council-owned properties.

The report provided an update on the current processes in place to deal with reports of damp, mould and condensation and a summary of the Draft Damp, Mould and Condensation Policy. The Council adopts a zero-tolerance, pro-active approach to reports of damp, mould and condensation in council-owned properties and provides support to private rented tenants to address hazards within their homes.

The Draft Damp, Mould and Condensation Policy has been compiled in response to the Housing Ombudsman reports in relation to damp and mould, and the proposals for Awaab’s Law which will require landlords to fix reported health hazards within specified timeframes.

In discussion, Members sought an opportunity to view the easy read leaflet which had been made available online.

Members were pleased to see a proactive approach taken, and also expressed concerns around challenges to addressing hazards in the Private Rented Sector (PRS), where the Council has limited powers. The response from the head of Community Safety referenced the government consultation and deferral of incoming legislation that will clarify additional powers for local authorities in respect of the PRS. There were two separate areas within PRS, one of which involves Selective Licensing, which are areas where the Council can have a proactive approach. In these areas the Service is able to inspect the properties. It was noted that the way the Service captured category 1 and category 2 hazards, did not distinguish between mould and damp and other types of hazards.

Some of the wider challenges were that the renter had to come to the Council, knowing how to recognise that there was a problem, being able to overcome barriers. Further, renters had to know their rights, as many renters are hesitant to report because of concerns about rising rent or eviction. The Service promoted engagement through residents’ associations and newsletters. Still, these approaches did not offer a quick solution. Training front line services was also important.  Early Help workers can spot challenges and know who to contact. Work in schools also promoted early intervention education and spreading the message as proactively as possible. Members acknowledged the importance of frontline staff having awareness and noted that working with colleagues in services who do home visits within the community.

Members noted that many former council houses are now in private hands, so there needed to be information made available to privately rented and owned sectors as well. The leaflet was given to repair people with frequently asked questions and preventative advice around keeping areas well ventilated.

Members also sought further reassurances that the Service is keeping up with the 238% increase in referrals with the technical staff having increased only by 50%. The response from officers noted that technical officers have a target seven working days to take action. With the increased resource, the team was able to meet that target in almost all cases. Currently the team were looking at ways to make some processes more efficient so that the burden on technical officers reduces. Incoming law had yet to be enacted that will set a minimum response time for damp and mould issues in social housing. The thorny issue of funding for the resourcing will need to be explained. There will be a need to review the policy to ensure it aligns with the new law. It was clarified that the statistics include social housing only.

Members noted the zero-tolerance approach and the understanding that the problem should not be approached as a result of lifestyle. Members sought further information around training that is given to ensure that this is not the assumption. The response from officers noted that in all cases, the emphasis should be dealing with the problem rather than saying it is a lifestyle problem. This is because there could be other things besides drying clothes causing the issue. There can be various contributing factors such as leaks. Therefore the team rolled out training with contractors Equans and Mears emphasising that they are the Council’s eyes and ears to pick up on damp and mould issues. The first contact can set the tone for the relationship around mould and damp.

Members noted that the partial picture which included social housing rather than private housing, and requested more details. The response from officers noted that the Service had reported to the Secretary of State an estimated 7% of PRS properties had a category 1 or category 2 damp issue. Regarding PRS properties, the Council had received 93 complaints specifying damp and mould at the time of the complaint in 2019/20. In 2020/21 there were 63. In 2021/22 there were 44.

Resolved:-

1.    That the process in place to deal with damp, mould, and condensation be noted.

2.    That the Service note the feedback on the approach especially in regard to the picture in the Private Rented Sector.

3.    That the leaflet be circulated to members electronically and in paper format.

4.    That an update on the implementation of the policy be submitted in 12 months’ time.