Tenants rights regarding damp/mould

HollySeeker

I'm a student renting a house with three other people. Ever since we moved in, we've been faced with problem after problem.

Damp is our main issue, particularly around the stairs, under the stairs, the living room, toilet and bathroom. The damp has gotten really bad, in a short period of time. We reported the damp to our letting agency at the beginning of October, and had to keep going back to find out if anyone was actually going to do anything about it. Last week, maybe the week before, mould started growing on the walls. We went back and told them about this, and they told us that somebody would be out the following Monday or Tuesday and a text would be sent out telling us when. We explained we wouldn't be in, but they assured us the person would have a key.
The Wed came and we went back to find out the guy couldn't get an answer there. They didn't think to tell us this, but then arranged for him to come out that day.

He put the meter against the wall at all areas where we are experiencing damp and it went to pretty much the highest reading. The guy told us that it wasn't the first time he had been at the property because of damp, and that there are always excuses being made. Before he left he also said it's pretty much dangerous and unsafe...
When we moved in, the landlady left us letters and she explained that she had put those dehumidifiers that collect water in areas around the house because of people putting things against walls and claimed this was causing damp.

When we went back to find out what was happening, they told us they were waiting to hear back from the landlady as to whether or not they can go ahead with the repairs.
My problem is though, when I asked them what is likely to be done, they just said "oh it's probably just small things like cutting back the trees, a new gutter etc".
I then told the person that two us has health issues which can be made worse by the mould, and that the person had said its basically dangerous and she turned around and said "Oh he shouldn't have told you that. For anything to happen, it has to be all over the property and you have to have been living there for at least 8 months."

I don't believe this for a second. She doesn't understand the health issues, one of which is asthma.
I'm worried that when they do "repair" it, they're going to just do the least amount of work as possible. I know I can phone environmental health, but I was just wondering what my rights actually are, especially as this problem has been known well before we even agreed to rent the property.

I apologise for the long winded explanation.

Fire_Fox

Welcome! There are a number of causes of damp - rising, penetrating and condensation - and it's more than possible you have several issues. Mould is invariably condensation, which is partly or wholly caused by tenant lifestyle especially if it is in an upstairs bathroom. What rights you have depend on the cause(s) so you want someone knowledgeable and independent on the case. Damp meters tell you nothing except that the wall is wet - you know that you can see the mould! What dehumidifiers are you referring to, large electric ones or little tiny containers full of salt crystals?

You must ventilate the property: open all the windows daily year round, keep doors closed and window open or extractor fan on whilst you shower AND afterwards, DO NOT air dry laundry indoors, keep lids on pans whilst you cook. I'm not pretending this will be a miracle cure but it should improve the issue, and reveal what is lifestyle and what is a problem with the house itself. Spray the mould with Dettox mould and mildew remover, maybe after taking photos as evidence - leave this to soak it will kill the mould better than bleach.

Next write to the landlord reporting the problem and any associated health problems. If you don't get relatively swift action contact Environmental Health and explain your asthmatic status - thereafter you will be lead by what they recommend. EH could deem the property uninhabitable in which case the landlord MUST rehouse you or supply alternative accommodation, or they may enforce repairing obligations on the landlord. Understand the letting agency have no powers, no responsibility to you and probably little interest.

tbs624

Damp/mould are recognised "housing hazards" - yes, as Ts you need to do what you can to minimise condensation, but as it sounds as though the problems at this property pre-dated your tenancy you may want to get on to the local Council and ask them to assess the property under HHSRS ( Housing Health & Safety Rating System). LL can be ordered to undertake certain repairs/maintenance work where necessary.

HollySeeker

Thank you for your replies.
The LL put the ones with salt crystals under the stairs, in the kitchen, and in two bedrooms, and she has an electronic dehumidifier in the bathroom, which we have on when we shower, and we have the window open for hours, but there's still condensation everywhere, but that doesn't explain the wall by the stairs.

We can't really ventilate the property much more than we do because it's so cold and we can't afford to have the heating on all day, which leaves us in a tricky situation. I don't think there is any form of insulation in the property.

I appreciate the responses though. There isn't really anything different we can do lifestyle wise, and I'll contact EH if we don't hear back on Monday.
Thanks again

Fire_Fox

Those salt crystals are designed for small spaces like a cupboard and only soak up a tiny amount of water, they are absolutely useless for damp in a room or property. What do you mean by an electric dehumidifier in the bathroom, do you mean an built in extractor fan? If so that is likely not a dehumidifier either, is it actually vented outside? Does it feel powerful when you put your hand next to it?

Unfortunately you need to ventilate daily because the average family produces pints of water per day. Open all the windows wide at the same time for maybe half an hour, put a hiking fleece or bodywarmer on and/ or do some vigorous housework or gardening to keep warm. This actually means you need to use the heating less because it takes a lot of energy to make damp air feel warm, water being a good conductor of heat. Contrary to popular belief heating does not stop damp all it does is help the air hold a little more water, you have to remove the water from the property or stop it being produced in the first place.

The alternative to opening windows to use a proper dehumidifier, a large unit that plugs into electricity and sucks water out of the air. Another option is to only switch the shower on whilst wetting and rinsing, but off whilst you shampoo, shave and soap up. Please understand the landlord can charge your deposit for any damage caused by mould and damp related to your lifestyle and failure to ventilate effectively (but not for faults in the property).

I agree that lifestyle condensation doesn't explain the wall by the stairs which is why I said "There are a number of causes of damp - rising, penetrating and condensation - and it's more than possible you have several issues ... I'm not pretending this will be a miracle cure but it should improve the issue, and reveal what is lifestyle and what is a problem with the house itself. "

I do have sympathy for you as I live in a flat prone to condensation damp myself, in my case there is no window in the kitchen or bathroom and useless extractor fans, plus the window frames are metal so water settles easily in cold weather. Ventilating daily year round, switching the shower off and not air drying laundry indoors makes a HUGE difference compared to other flats in the same block and that is despite only using the heating when it snows! :eek:

HollySeeker

Well, it has a little dial with humidity on it, but I think its pretty rubbish. It doesn't seem to do much.
I'll take on board what you're saying. There is so much moisture in the air throughout the house. There isn't an extractor fan in the kitchen so when we cook we have the window open, but even that doesn't do much.
But thank you

Fire_Fox

I don't know what you mean by a gadget with a dial on?? Lids on pans in the kitchen at all times, cook at lower temperatures so you release less steam, lightly steam rather than boil vegetables and rice. Keep the door closed in the kitchen so the steam doesn't get into the rest of the house, leave the window open when you are done, door too if there is one.

dancingfairy

Firstly I would make notes of everybody you have contacted and dates and what hashappened, ie tradesman hasn't turned up etc etc.
Secondly start taking photos of all damp/damage etc and what remedies youhave - ie dehumidifiers etc etc.
Thirdly get your complaint in writing to the landlady now. Even if you just write 'as you are aware we have been experiencing damp issues since x date and we have notified youby email/on the phone on x,y,z dates. The damp specialist/handyman etc came around on y date and we are still experiencing severe problems with mould (enclose pics if possible). Please let us know as soon as possible what you intend to do to rectify the situation or we will involve environmental health'.
Best of Luck
df
P.S I'm sure you can improve on the wording there.

dancingfairy

To be fair letting agents can be expert at dodging the issue so may not even have told the landlday at all. On the other hand they may have passed it on to the landlady who is causing the delays.
You don't know so get everything in writing to the landlady. Frankly some estate agents couldn't care less, they get the money in and all is dandy. They don't have to live there, they don't have to pay any repair bills etc so they have no real interest in getting things sorted for you.
df

moromir

Whether under the stairs is wierd or not depends on where that is in the house - my friend owns and end of terrace property and the stairs run up the external wall, his kitchen (with no door) leads directly off from here.

He too had problems when he used this area for storage but now its clear the problem is much less.

cotleigh

We have several house that we rent to students, and every year we get a few complaints about "damp" and mould etc. In almost all cases, when we've sent our builder round to have a look and do what is needed to fix the problem, he has come back and said it is down to condensation. He's got every incentive to find another cause that he can then charge us for sorting out.

But is usually down to the occupants not ventilating the rooms by opening windows and doors, drying loads of clothes on radiators, filling bathrooms with steam and then not letting it out, never mopping up condensation off window-frames etc.

Student houses seem more prone to this because people tend to spend more time in their bedrooms than perhaps a family would.