Damp, Mould and Condensation Policy

Contents

• Introduction
• Aims of the Policy
• Mould and Damp Definitions
• Policy
• Bassetlaw District Council Responsibilities
• Resident Responsibilities
• Internal Competency
• Implementation
• Consultation
• Equality Analysis

Introduction

At the time of Policy approval Bassetlaw District Council manages in the region of 6,698 tenanted properties. This Damp, Mould and Condensation Policy sets out how Bassetlaw District Council (BDC) will address and respond to reports of damp, mould and condensation in Council properties. 

The Council recognises the importance of addressing the problems damp and mould can cause and of having preventative measures in place to tackle and reduce issues surrounding condensation in its properties. 

The Council treats all reports of damp and mould seriously and understands the health implications it may have. This includes respiratory problems or other conditions that impact on the immune system and the impact that it may have on mental health if left untreated.  

The Housing Ombudsman ‘Spotlight report on Damp and Mould’ (October 2021) highlighted the seriousness of dealing effectively with damp and mould in properties, following a high number of complaints from tenants where certain Landlords did not act appropriately to deal with these issues.

Although the Council has always been committed to tackling damp and mould in its properties, this policy has been developed to specifically address the problems associated with damp and mould highlighted in the Ombudsman’s report and to cover each area where the Council as a landlord may be required to act. This includes any proactive interventions, the approach to diagnosis, actions considered appropriate in different circumstances, effective communication and aftercare.

Aims of the Policy

The key aim of this policy is to raise awareness of the issues surrounding damp, mould and condensation and to set out the Councils pro-active approach to addressing and resolving reports in its properties.

Homes are safe, dry and warm 

Bassetlaw District Council aims to ensure that all its homes provide a safe, warm and dry environment for our residents to enjoy. 

Bassetlaw District Council aims to maintain all their properties to a high standard. Damp and mould can have many different causes, which are often related to other repair issues within an individual property or communal block. This document will stand alongside our existing Repairs Policy to ensure that the Council are positioned to take a holistic approach towards repairs and to provide a uniformly high standard of maintenance across our entire stock. 

Damp and mould issues, if left unchecked, can lead to costly and disruptive repairs to individual residences and buildings. By ensuring that the Council has a comprehensive framework for resolving these issues, we greatly reduce the chance that they escalate and become more severe. This means that resources and funds are not wasted, allowing for more efficient usage elsewhere in the business.  

It is also recognised that damp and mould can lead to financial issues for our residents by causing damage to furnishings, possessions and decoration. Swift and comprehensive intervention on the part of the Council will ensure that our residents do not experience these potential financial hardships as a result of damp and mould issues. 

Ensure that residents are treated in a fair and consistent manner 

Studies have shown that, when reporting issues with damp and mould, those in younger demographics are less likely to receive assistance from their landlord than those in older demographics. There are also discrepancies between genders, with men tending to receive assistance less often than women. By ensuring that our policy is clearly and explicitly stated, we will make sure that our residents all receive the same high standard of service, which will be delivered consistently to all the varied demographics that BDC serve. 

Comply with all necessary statutory requirements

This Policy and its delivery is also intended to be compatible with the following legislation:

Landlord and Tenant Act, 1985 – Section 11 (repairs and maintenance). Section 11(1) (a) of this act stipulates that landlords have an obligation to “keep in repair the structure and exterior of the dwelling-house”. This means that Bassetlaw District Council has a continued responsibility to maintain its properties throughout the course of a tenancy.  

The presence of damp alone doesn’t necessarily mean that repairs are required, as there must be evidence of “deterioration” before a landlord must act. The terms of this Act also do not stipulate that Landlords are obligated to resolve issues of condensation. This falls upon the resident under their duty to act in a “tenant-like manner”.

Housing Act, 2004 – Housing Health and Safety Rating System. Damp and mould are identified as a hazard under the terms of this Act, including any dust mites and mould spores that may result from damp conditions. HHSRS enforcement is undertaken by local councils via their Environmental Health department, and while a Council cannot take legal action against itself, Bassetlaw District Council recognises a need to ensure that homes are free of hazards, and so seeks to comply with the terms of this Act.  

Homes (Fit for Human Habitation) Act, 2018. This Act stipulates that landlords are responsible for proving a home that is fit for “human habitation” and gives an updated definition of these conditions. A home being damp free is considered a requirement of being fit for human habitation, although the Act still maintains that landlords are not liable for any repairs made necessary by the behaviour of the resident. This Act strengthens the resident’s ability to act if their home is deemed “uninhabitable” and clarifies and updates what this means for the landlord in terms of their repair responsibilities. 

Equalities Act, 2010.This Act serves to ensure that a landlord doesn’t discriminate against any individuals with any number of “protected characteristics”, either deliberately or inadvertently. Comprehensive policies and procedures help the Council ensure that there are no accidental breaches of the terms of this Act. 

Bassetlaw District Council takes the view that delivery of the commitments within this Policy will ensure that the requirements of other legislation, such as the Health and Safety at Work Act 1974 will also be met. 

To provide expert support and guidance to our residents

The Housing Ombudsman’s Spotlight Report regarding damp and mould asserts that the onus to remedy damp and mould problems should not be placed on residents, and that they should not be held solely responsible for such issues in their homes. The Council acknowledges that, as landlords, we will always have a role to play and will therefore work to provide expert guidance and advice to residents whenever or wherever it may be appropriate to do so.

To ensure clarity in the role played by both the Council and our residents 

This policy will seek to provide certainty to our residents regarding the roles that both they and the Council play in the management and treatment of damp and mould problems. This will ensure that the customer journey is simplified and made more accessible. 

To take a proactive approach to resolving issues of damp and mould 

The Council will work to deliver a proactive service when dealing with damp and mould. Potential or existing damp issues will be reported by any member of staff and external contractors who may come to be on site (for example, a stock condition survey, home visit or unrelated repair), meaning a reduced reliance on the resident to act. 

Mould and Damp Definitions

For the purposes of this policy, the Council asserts that there are 3 main types of damp: 

Condensation. Air comes into contact with an internal surface (generally one that’s colder, such as an externally facing wall or a window) causing it to cool and deposit moisture onto said surface. In environments where excessive moisture is produced, condensation is likely to be more severe. This type of damp is closely associated with the presence of black spot mould, and in extreme cases, can lead to the presence of woodworm or wood-rotting fungi. 

Penetrating damp. Water ingress from external sources or internal leaks. This could be from faulty rainwater goods, a leaking pipe, perished mortar or a hole in the roof, amongst other things. This will generally present as a wet patch on a wall or ceiling and can lead to significant damage if not rectified. It can also be associated with the presence of black spot mould, woodworm and wood-rotting fungi.  

Whilst the Council recognises water ingress as a form of damp, for the purposes of this policy, it will be treated as a repairs issue which would be managed as part of our repairs policies and procedures. 

Rising damp. The process of water, naturally present in the ground, travelling upwards in a wall through a process of capillary action. This is the least common type of damp. It will generally present as a wet patch with a level tide mark along a wall up to a height of 1 metre. The vast majority of the Council’s properties will have a damp proof course to prevent this type of damp from becoming a problem, but if this is breached or damaged, rising damp may occur. It is not associated with black spot mould due to the presence of salts in ground water, but may lead to associated issues with woodworm or wood-rotting fungi. 

Issues closely related to damp and mould. The following will also be considered issues related to damp and mould and will be addressed within the terms of this policy: 

Woodworm. This is a generic term for numerous species of wood-boring insects (such as Furniture Beetle, Wood-Boring Weevil, Death-watch Beetle, etc.) which infest wood within a property. They are closely associated to damp problems as the wood they infest needs an elevated moisture content for them to survive. 

Wood-rotting fungus. There are a number of fungi that may infect internal or external timbers that have been excessively damp for a prolonged period of time (such as cellar fungus, dry rot, mine fungus, etc.) 

Common sources of damp and mould. Sources of damp and mould in a property are varied and wide-ranging. Some of the most common causes are: 

• A lack of adequate ventilation
• Blocked vents
• Excessively cold temperatures
• Insufficient or inadequately placed radiators
• Water leaks (internal pipework, rainwater goods, etc.)
• A failed or bridged damp proof course (DPC)
• Insufficient or poorly laid insulation 

Policy

By working quickly, efficiently and in partnership with our residents the Council will endeavour to ensure that damp and mould issues are addressed quickly, efficiently and in accordance with industry best practice. We will also work with residents to support them in managing any condensation issues (where it would be appropriate and beneficial for them to do so.)

Bassetlaw District Council responsibilities

Offer advice and guidance to residents. The Council will provide residents, carers or their representatives with expert guidance in managing damp and mould – both verbally and in written form – to support them either in isolation or in tandem with other remedial works. 

Work proactively. The Council will endeavour to identify possible defects at the earliest possible opportunity, and take the necessary action to rectify them, to ensure that they do not develop into a more serious issue. Stock condition data will be kept up to date to ensure that assets are maintained, or replaced, as necessary and within an acceptable timeframe. Damp and mould are the responsibility of all staff throughout the Council, and the Council will ensure that damp issues are recorded and actioned, regardless of how they are reported or to whom. The Council will encourage and facilitate all staff to report any issues with damp that they may come across while on site. The Council will also look to identify trends in repairs data to inform our response to emerging issues and will involve other relevant departments within the Council to guarantee that we’re taking a joined-up approach. 

Conduct inspections. The Council will arrange for competent staff to inspect damp and mould issues where appropriate. We will agree a convenient appointment with the resident and fully inspect the issue. Staff conducting inspections will be provided with all necessary equipment required to produce a thorough and accurate report and will be fully trained and conversant in their usage. All equipment will be maintained and kept in good working order. 

Carry out necessary/essential repairs in a timely manner. The Council will conduct any remedial actions deemed necessary, either following triage with our Customer Service Centre or an inspection with one of our surveyors, within the time frames and to the high standard set out in our Repairs Policy. 

Implement improvements. The Council will implement any improvements to the property that are deemed necessary, either following triage with our Customer Service Centre or an inspection with one of our surveyors, within the time frames and to the high standard set out in our repairs policy 

Ensure regular contact with residents throughout the process. Residents will be kept informed of any appointment dates and the progress of their repairs in their preferred medium (email, phone call, letter, text message, etc.). Upon completion of any remedial works by the Council or one of its contractors, a follow-up call will be scheduled for approximately 6 months later to confirm that the repairs have been successful and the resident has experienced no further problems. 

Ensure the availability of adequate resources. The Council will guarantee the provision of adequate resources, both in terms of finance and staffing, to allow for the swift and comprehensive resolution of all damp and mould cases in accordance with the terms of this policy. 

Resident Responsibilities

To prevent and reduce any conditions that can lead to condensation and damp/mould. This includes: 

Adequately heating rooms – ideally between 18 and 21C.

Carry out repairs. Residents should carry out any repairs that are deemed to be their responsibility as per the terms of their tenancy agreement. Residents are also expected to ensure that no damage comes to their property – either deliberately or accidentally – and to behave in a tenant-like manner.  

Utilise available methods to improve and promote ventilation. The Council asks that residents utilise all methods to improve and promote ventilation that are available to them. This includes the running of extractor fans (in accordance with manufacturer’s instructions), keeping window trickle vents open and, where available, ensuring that PIV units remain switched on. 

Take appropriate steps to limit the production of excess moisture. Managing humidity levels in the home and maintaining a healthy humidity level of between 40-60%. Residents are asked to take reasonable steps to limit the amount of moisture produced in the home. This may include drying clothes outside, covering pots while cooking, ensuring furniture isn’t pushed fully against the wall. The Council recognises that it may not be appropriate or possible for all residents to follow this guidance, but we ask that those able to, do so.  

Ensure that repairs are reported in a timely manner. Residents should endeavour to report any repairs for which the Council are responsible as soon as they are identified. This can be done in a variety of ways – full details can be found on the Bassetlaw District Council’s website. 

Internal Competency

All relevant staff to attend a Mould and Damp awareness training - TBC. 

Implementation

This Policy will be effective from 28th March 2023. 

Staff will be made aware of the Policy and a copy will be available on the intranet. The Policy will be uploaded to the Bassetlaw District Council web site.  

There will be training provided for all those staff involved with the delivery and implementation of the compliance function both operationally and legislatively.

Consultation

This Policy is based on legislative and regulatory requirements and as such wider consultation, with customers, other than with ‘Voices of Bassetlaw’, has not taken place. There has been consultation with internal teams within Bassetlaw District Council.  

Equality Analysis

The Council believes all people should be treated with dignity and respect regardless of their age, disability, gender, marriage and civil partnership, pregnancy and maternity, race (including, nationality, ethnic or national origins), religion, belief or non-belief, sex, or sexuality or by association with someone with any of these characteristics or perception of having any of these characteristics. 

The Equality Impact Assessment was undertaken in February 2023 and no adverse discrimination was found. (See the full EA document for further details). 

The Council Plan 2019 to 2023 has actions to ‘Improve the quality and performance of Bassetlaw’s housing stock, by regularly inspecting them to ensure that they are maintained to the highest possible standard’ and ‘Ensure that our housing stock is safe and compliant’. 

The Council, as a landlord, has statutory, regulatory and legislative requirements it must comply with in respect of areas of compliance.  These include but are not restricted to: 

• Health and Safety at Work Act 1974, 
• Regulatory Reform (Fire Safety) Order 2005
• Building Safety Act 2022
• Awaab’s Law
• Construction (Design Management) Regulations 2015 
• Control of Asbestos Regulation 2012 
• Gas Safety (Installation and Use) Regulations 1998 
• Electricity at Work Regulations 1989
• Housing Act 2004. 

Failure to comply with these requirements could expose tenants and residents to injury, extreme harm or death and the Council being fined or prosecuted by the Health and Safety Executive. 

Policy Review

This Policy will be reviewed every 12 months or earlier if deemed necessary. This will guarantee that it remains relevant and allows for necessary changes to continue to ensure best practice is followed. 

Best practice. In order to ensure that we continue to provide the best service possible for our residents, The Council will actively look to engage all departments within the authority as well as external partners and organisations, to make sure that we are following industry best practice and are continuing to deliver an innovative and comprehensive service. 

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Last Updated on Tuesday, April 28, 2026