Damp and Mould: Why Every Landlord Needs a Documented Process
Damp and mould have become one of the most scrutinised issues in the private rental sector, and for good reason.
Following the introduction of the Renters' Rights Act, tenants have far more confidence to raise concerns and, where needed, to escalate them further. At the same time, changes such as Awaab's Law are pushing landlords toward much stricter reporting and response timeframes when damp or mould is reported.
How a landlord responds to a damp and mould report matters almost as much as the repair itself.
Many damp and mould complaints can be attributed to how a tenant lives: drying clothes indoors, not opening windows, furniture pushed against walls. However, responsibility now is firmly with the landlord, regardless of whether the issues are lifestyle-induced.
Even where a tenant could reasonably do more to help themselves, the expectation is that a landlord investigates properly, documents what they find, and acts on it.
UPDATING OUR DAMP AND MOULD PROCESS
We have always had a damp and mould process in place, and it follows the same steps, whether it comes from a tenant or is picked up during a routine property visit. It’s always been a first priority to fix any issues quickly. If damp is identified and the cause isn't obvious, we bring in a contractor right away to investigate further. Recently we’ve updated the process further to be more proactive and to tighten our reporting process.
We’re working through all of our properties with what we call our ‘basic damp and mould check’. At a property visit (or during a void period if that comes first), we actively ask about and look for any signs of damp, check the extractor fan model in bathrooms and kitchens, and confirm trickle vents are fitted and working on double glazing. Any properties that need them will then get updated or fixed windows, and new Envirovent fans. These fans are more expensive than a basic replacement, but they're humidity-controlled rather than switch-controlled, so it takes all responsibility off the tenant.
We document the delivery of our damp and mould leaflet, any property visits or reports of damp and mould, and any work undertaken. We also take before and after photos of works completed.
MANAGING DAMP AND MOULD IN OLDER PROPERTIES
Most local portfolio holders will have at least one or two older properties, and they need extra attention.
Many Victorian bay windows were built in single-skin brick, which means they're often the coldest point in the room. When a tenant is cooking or drying clothes, that's exactly where condensation heads.
For these properties, we're now:
Creating a work order to fit thermal boards and replaster those condensation-prone areas
Painting affected areas with anti-mould paint
Using anti-mould treatment as standard on all kitchen and bathroom refurbishments
Talking tenants through simple lifestyle changes that genuinely help - even though the responsibility for the fix still sits with us
If rising damp is identified, we typically inject a damp course from outside the property, which keeps disruption to the tenant to a minimum.
We've allocated a much larger portion of our budget to damp and mould management this year than ever before, and it was already one of our bigger ongoing spends.
BUILDING YOUR DAMP AND MOULD LANDLORD PROCESS
Tenants are in a much stronger position now than ever. This is great for weeding out the landlords in the industry who don’t take their tenants’ health and living conditions seriously. But even a well-managed relationship can turn, and if you are ever reported for anything, it can become as much about what you can prove you have done as what you actually did.
If you're a landlord and you don't currently have something in writing - a checklist, a log, a simple process you follow every time a damp or mould concern comes up- now is the time to build one.