private renting - growth on bedroom wall. LL not fixing, please help

fuddle

We have lived in this house for 3 years now. We privately rent. All other areas of the house are sound and not causing any concern. However, after all of this heavy rain recently we have noticed a growth of either side of the bay window in the master bedroom at the front of the house. The wallpaper there is blebbing and part appear to b coming from the wall. The paper itself feels a little damp and the growth is in the same spot on either side of the window. The growth has gerying areas, some of it looks a little furry and also yellow patches on the paper in that area too. The growth areas have the diameter of around 6 inches. It's also developing a smell in there now and I'm concerned.

I have called my landlord about the problem and he has directed it back to me. He has said that as in the contract any mould developing is my problem and down to not heating the house or ventilating it properly. I do both and feel worried that this is a problem with the brickwork and not my doing internally.

I don't know where to turn. I do open the windows and heat the house when it's cold, in fact there is a radiator in that very bay window.

I have checked my contract and it does say that should there be an issue with mould on the walls when we leave then we will lose our deposit.

As a private tenant, where do I go to try to get this problem rectified? Whose responsibility is it and if it is down to building work who pays to get it fixed. I'm confused and feel like this problem is only going to sprial because we don't have the money to fix it.

A picture of the area:

katieowl_2

Fuddle, next time it's raining go outside and have a look up at the gutters. It's very common for gutters to block with leaves or stuff, or even break at the joins and tip water down the walls when it rains, normally you don't notice, but if, as it has, it's been raining for weeks on end the brickwork gets sodden, and doesn't dry out and permeates the house all the way through.

Gutters...down to the landlord, although if you can see a blockage you may be able to fish it out yourself. Mind you don't pull the gutter down though.

Kate

hazyjo

What's the other side of it? Can you see water marks where it's been running down the brickwork? Is it as a result of blocked guttering (probably round the bay window roof if there's not another bay window above it)?

Do you dry your washing near it?

Jx

fuddle

Thank you both

A short while ago I tried to dry my washing up there but only two loads worth. I have since resorted back to the tumble dryer.

I have been outside and can see the guttering is full of weeds and moss, there's actually moss on the floor too. On the pavement around the bay window (it's a floor to ceiling bay window as we have one in the living room too) the paving is very green with green growth on it. There's a drain pipe near but that's next doors. There doesn't appear to be any water marks.

Also the front never gets sun so I guess it doesn't get the chance to dry out.

prepareathome

Also can you check the roof and loft for leaks - that reminds me of what we had eons ago - daughters bedroom became totally unusable and landlord didn't want to know and in those days I didn't fight like I do now - turned out we were living in the bottom maisonette of a block of three and the top one had been left empty and kids had got in and ( don't read if eating or drinking) stuffed a dead cat down the toilet which was causing water to overflow as they broke the toilet so water was running constantly and it had gone down the walls and ended up in daughters bedroom and kitchen below - took me a year to get it sorted. Water had run down inside the wall. hence it not coming through the ceiling and ending up in maisonette below. It also appeared near the bottom of the wall not the top and why LL kept saying it was condensation. Room was out of action for 18 months altogether, I blocked up doorway so kids couldn't get in and when eventually workmen came found mushrooms growing on the wall. Kitchen of course I had to use and was using Izal( think that was the name, strongest disinfectant I could find back then that was safe to use in a kitchen) by the gallon to keep it clean.

I learnt a lot about leaks and ways water travels from that, not always in a straight line or following any obvious route.

If landlord refuses then environmental health pronto. Don't be fobbed off as I let myself do.

Good Luck

RAS

It looks like salts on the wallpaper not mould that would suggest water ingress.

Can you open the window and check whether the seal round the window is intact?

Is your deposit protected? Check and regardless of what the tenancy agreement says, the scheme will decide who is responsible not the LL.

tbs624

fuddle wrote: »

I have called my landlord about the problem and he has directed it back to me. He has said that as in the contract any mould developing is my problem and down to not heating the house or ventilating it properly.......
I have checked my contract and it does say that should there be an issue with mould on the walls when we leave then we will lose our deposit.

The LL can put whatever clauses he like in his tenancy agreement but it doesn't always mean that they will stand up.

Yes, as a T you have a responsibility to keep the property aired and heated sufficiently, and to clean away mould if it occurs, but the LL has statutory repairing obligations regarding drains/gutters/the property's exterior etc.

You have done the right thing by reporting the matter to the LL. Did you do so in writing?

Has he actually been out to take a look or sent someone else to do so?

As the others have said, have a look outside the property for leaky/overflowing gutters, debris up against walls/breaching any DPC etc. [edit- I see that OP has now done this]

( Have a look at Haringey Council's online guide to damp and condensation too )

You can then write to the LL (keep copy) referring to your earlier notification, confirm that you already do x and y and that you've checked outside and found something/nothing. Formally request that he comes out to take a look.

If the LL still won't help you out with resolving the issue you can ask the local Council Env Health Officer or private sector tenancy relations officer to assist. Damp/condensation are listed as housing "hazards" under the HHSRS ( Housing Health and Safety Rating System) and they can talk direct to the LL if necessary

fuddle

Thank you all very much. I really do appreciate it.

I have not done anything in writing so will do that tomorrow. My husband is going to call him soon to see if he can persuade him to come out to have a look. No he has not been out to look at the problem.

Our deposit is held with DPS

I feel much calmer now, thank you.

James_N

fuddle wrote: »

We have lived in this house for 3 years now. We privately rent. All other areas of the house are sound and not causing any concern. ...

I have called my landlord about the problem and he has directed it back to me. He has said that as in the contract any mould developing is my problem and down to not heating the house or ventilating it properly. I do both and feel worried that this is a problem with the brickwork and not my doing internally.

I don't know where to turn. I do open the windows and heat the house when it's cold, in fact there is a radiator in that very bay window.

I have checked my contract and it does say that should there be an issue with mould on the walls when we leave then we will lose our deposit.

As a private tenant, where do I go to try to get this problem rectified? Whose responsibility is it and if it is down to building work who pays to get it fixed. I'm confused and feel like this problem is only going to sprial because we don't have the money to fix it.

A picture of the area:

I have to be honest with you: we have had tenants who suffered from mould and tenants who didn't - in the same house. It is, very often, a result of the tenant's so called "life-style". You say you've dried washing in there - which contributes to say the least. A frantic blaming of the landlord is not going to help.
The outside of the property should be kept clear of weeds and earth against walls; gutters and downpipes cleared. This is the landlords responsibility. The render should be in good condition and any painting outside up to standard - again the landlord.
After this - if you have damp patches developing in known cold-spots like a north-facing bay, fail to ventilate or heat, and then contribute to the problem with cooking, showering and drying washing - then I too would be seeking to retain deposit funds from you.

mynameisclare

James_N wrote: »

and then contribute to the problem with cooking, showering and drying washing

You don't expect your tenants to cook or shower?

James_N

mynameisclare wrote: »

You don't expect your tenants to cook or shower?

Don't be deliberately silly. I provide an extractor fan in the kitchen and a humidistat-controlled extractor in the bathroom. Both of which can be defeated by the stupid or the unaware ("Oh but I was saving electricity!" "I see. You saved on the electricity. Here's a bill for redecorating the bathroom.")
That's before they dry things indoors.