Damp, Condensation and Mould – How to Deal with it!
December 2009
As we near the year-end and enter the quiet season for landlords, it’s perhaps time to reflect on what’s happened over the last 12 months.
Despite going through the worst recession since the 1930s the lettings market has held up remarkably well.
Rents came under pressure as reluctant landlords brought properties onto the market, but as the house sales market hardened in the last few months, rents levels are slowly beginning to increase.
The RICS Q3 Lettings survey is predicting rent rises in the New Year as the number of properties available for renting falls.
There’s been no mass sell off by landlords and most indicate that they are in the business long-term, many looking to add housing stock as and when the opportunities arise—Landlord Magazine survey.
Demographic changes in our society bode well for the private rentals business long-term as it’s inevitable that a bigger proportion of the population will rent.
However, with tough economic times set to continue for some time, the big rise in rent arrears and evictions we’ve been seeing is also set to continue.
Landlords and agents need to consolidate and concentrate on good management to see this tough period through.
One aspect which can be a real headache for landlords is the problem of damp and condensation at this time of year. Here we look into this common problem.
Season’s Greetings and Best Wishes to all for 2010 – Tom Entwistle, Editor
Damp, Condensation and Mould – How to Deal with it!
People associate being a landlord with making pots of money. Hopefully, that’s the case, but it’s also possible to lose a lot of money as well.
A well known firm of specialist property Solicitors have related how they won a £20,000 compensation claim against a landlord, acting for a tenant who had developed health problems living in damp housing.
Dampness, condensation and mould growth are common risks, especially at this time of year, which landlords can be faced with.
These are really tricky problems and although more prevalent in older properties, they can affect new ones as well.
Judging by a spate of legal claims in the United States, damp, condensation and mould growth have the potential to become the new asbestos of tomorrow!
Being a successful landlord is not just about investing wisely: it’s also about managing risk and minimising potential loss. Living in an increasingly litigious culture means that landlords and agents should see risk management as a top priority.
Dampness in a property has basically four causes: (1) ingress of water, say from a leaky roof, gutters, walls, windows etc. (2) rising damp, from under floor areas due to lack of damp proof courses, bridging of these or inadequately tanked under soil areas such as basements (3) internal water pipe leaks, and finally (4) condensation.
All of these problems, over time, have a detrimental effect on traditional building materials, all of which have the ability to absorb large quantities of moisture and develop serious conditions. This can mean wet and dry rot in timbers, deterioration of plaster, masonry, furnishings and clothes, electrical systems, and perhaps more seriously for inhabitants, and landlords, mould spores.
All moulds have the potential to cause health problems and allergic reactions including eye, nose and throat irritation, coughs and breathing difficulty.
However, two mould species – Stachybotrys chartarum and Aspergillus fumigatus – cause serious health risk mycotoxins which produce nausea, headaches, skin rashes and lung infections.
Of the damp problems mentioned, condensation is perhaps the most difficult to understand and to deal with; unfortunately for the landlord it’s more prevalent in tenanted properties!
To find out why this is the case, and how to deal with damp and condensation, read the full newsletter…
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Pingback by How has our Darling affected you? | TWD Accounting Blog — 17/12/2009 #
“A well known firm of specialist property Solicitors have related how they won a £20,000 compensation claim against a landlord, acting for a tenant who had developed health problems living in damp housing.”
Most damp problems come from the tenants and manifests itself as mould on walls from condensation of moisture from tenant’s cooking, showering, bathing, drying clothes and respiration, all combined with not heating and airing the flat properly.
I can think of three examples in my properties where there were awful mould patches started to grow ruining the decoration, but when those tenants moved out and the flats were redecorated no more mould grew with the new tenants.
Thus the mould was tenant specific not building specific.
I wonder if that was the case here?
Comment by Dave Jobson — 25/12/2009 #
Older properties with poor insulation, an inadequate heating system which is often expensive to run, and poor extraction systems, are prone to condensation.
In this situation with tenants prepared to do the right things – heat the place adequately and vent steam in the rooms it is produced, all will probably be well.
However, given a tenant that is economising on heating and not doing other things to prevent condensation, and you will have a major problem as landlord.
Tenants inevitably blame the landlord and vice versa, but in reality it comes down to a bit of both.
Historically in the UK courts have as often found for the landlord as for the tenant – it’s a matter of putting forward a strong case either way. As always is court cases it comes down to who puts forward the best and most convincing evidence.
To head off trouble, as a landlord with older properties, especially those with solid walls, you need to do all you can to avoid problems, even with tenants who want to economise.
Bring the property up to modern insulation standards and fit a modern economical central heating boiler.
Consider fitting extractors and even a full forced heat recovery ventilation system if there is a major problem with condensation.
Comment by Editor — 31/12/2009 #