Mould in SFA/SSFA
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There are two underlying reasons why mould might appear in a house - structural reasons and condensation.
Structural issues are related to the fabric of the building which means water or moisture is getting into the property. Examples of the types of problems that occur include:
- Water leaks from windows, roof, downspouts, guttering, internal plumbing and flooding
- Penetrating damp through walls
- Rising damp – usually caused by non-existent or defective damp proof courses
- Wet or damp basements or crawl spaces
Condensation is caused by something happening inside the house, such as:
- High relative humidity in the air
- Too much water vapour or steam being generated, through cooking, washing, showering and clothes drying
- Inadequate ventilation or not using the extractor fans, vents and windows that are available
- Inadequate heating or too much heat
- Inadequate cleaning and drying after major water leaks and bursts or floods
So, how do you tell whether the mould in your home is caused by a structural issue or from excessive condensation? Mould due to structural issues tends to appear in the following places:
In the house
- Walls under the bottom corners of windows
- Floors around toilets and under dishwashers
- Walls around un-insulated cold-water pipes
- Around the chimney in the attic
- Near damaged or blocked downspouts
- Basement - Bottom of walls, corners and floors
- Bottoms of walls - bridged or earth covered damp proof courses
In the basement
- Damp walls or floors
- Under boxes or carpets
- Cracks and holes
- Efflorescence (a harmless, white powdery deposit on the surface of the wall which is a sign of moisture within the home)
Mould from condensation tends to be seen in the following areas:
- On ceilings over the bath or shower
- Window glass, sills and frames
- Under or behind the toilet and cistern
- Exterior walls and tiled surfaces
- Windows, in the bottom corners, sides or on the glass
- Behind dressers and wardrobes on exterior walls
- Particularly on the top corners of the bedroom walls which are the furthest from any heating source
In the basement
- Areas where a dry wall is attached to an exterior wall
In Britain, condensation is mainly a winter problem when warm moist air is generated in areas like kitchens and bathrooms and then travels to colder parts of the house.
The moisture in the air comes from a number of sources within the house. Water vapour is produced in relatively large quantities from normal day to day activities - a 5 person household generates about 10 kg of water into the air every day (before any heating) from:
- Breathing (asleep) 0.3 kg
- Breathing (awake) 0.85 kg
- Cooking 3 kg
- Personal washing 1.0 kg
- Washing and drying clothes 5.5 kg
- Heating - every carbon fuel produces some amount of water from combustion.
Condensation issues can often be effectively dealt with by the family. DIO/CarillionAmey have produced a very good fact sheet, Combating Condensation, which shows what you can do to reduce condensation and tackle mould in the home.
However, in cases where mould is caused by structural or ventilation issues (such as insufficient extractor fans in bathrooms and kitchens), families should contact the CarillionAmey Customer Helpdesk as these causes will need to be dealt with by CarillionAmey.
Whatever the cause of the mould, the first time you notice it call the CarillionAmey Customer Helpdesk (0800 707 6000) and ask for someone to come and look at it. A Technical Officer (TO) will attend with a damp meter to assess whether the mould is caused by structural or general condensation issues. Following the assessment, there are three possible actions:
- The TO will confirm there are no structural issues causing the mould and provide some advice on different ways you could tackle the problem
- The TO may identify some aspects within the house that CarillionAmey can address that may help the situation, such as clearing or fitting trickle vents, clearing airbricks etc. The TO will also provide advice on how to prevent the mould from returning
- If the mould is believed to be caused by structural issues, the TO will request a further survey to produce a report detailing potential works and costs involved for DIO approval. In the meantime, the TO will provide advice on what you can do to alleviate the problem.
There is a lot that you can do as a family to reduce condensation and mould however, if you have an on-going situation with mould and you feel that it has not been addressed properly up until now (e.g. the area has been treated and painted over but it keeps coming back), please call the CarillionAmey Customer Helpdesk and ask for a TO visit to reassess the situation for you. You should also call the Helpdesk whenever you see the mould re-appearing so they can build up a record of the incidence of mould in your home. It would also really help CarillionAmey to know if this is a common problem on the street/estate as this could indicate a wider issue.
AFF would like to know the addresses of ALL SFA and SSFA which area affected by mould – please click on the link below to register your SFA/SSFA on our database.
For many years during the winter period, families approached AFF about mould in their SFA and the way it was dealt with by DIO and MHS. In 2013 AFF decided to launch its Mould database in order to gather as much information about how many SFA experience mould and damp problems. The residents of Elm Hill enthusiastically got behind this project and 10 houses were recorded on our database. AFF approached DIO with these numbers and it became apparent that the information provided by the families didn’t match the amount of calls reporting mould to the MHS Help Desk. Despite the lack of supporting information from MHS, DIO agreed to carry out intrusive structural checks on sample properties to ascertain the condition of the properties and to see if remedial works were required.
The investigations revealed that the properties were suffering from water ingress through poor roofs and cold bridging, resulting in damp and mould in upstairs rooms; so not a “lifestyle” issue after all! Although patch repair has been carried out on a few properties, the investigations have shown that a considerable amount of work is needed to prevent future damp and mould issues.
As a result of the investigations, regional DIO staff were successful in bidding for funding to resolve the roofing problems (which will hopefully cure the mould issues which families in these houses have put up with for many years) and permission was granted for the houses in Elm Hill to be re-roofed. As an added bonus funding was also found to improve other aspects of what are very tired houses so not only should these families be mould free but they will see a marked improvement in some internal aspects of their houses such as new kitchens or bathrooms and new boilers.
Complaints about the standard of housing form the bulk of our enquiries and AFF regards the announcement of this project as a huge success for families – a demonstration that DIO and MHS listened to AFF and the families concerned and actioned all our concerns.
CarillionAmey has now taken over from MHS and we urge all families to continue to report incidences of mould and damp through the CarillionAmey Helpline. Without this information DIO are unable to accurately assess the level of problem with mould in their SFA. Families should also utilise the AFF Mould database so that by families, AFF, Carillionamey and DIO working together we will allow DIO to understand the condition of the SFA and also bid for upgrade money to enhance the SFA and improve our time living on the MOD estate.
As a result of the AFF mould database and this being brought to the attention of DIO and MHS (now Carillionamey), DIO are starting to make great strides to resolve mould issues in many areas – see below for the latest DIO news on this and also the new procedure for when mould is reported to them. Please continue to fill in the AFF mould database and always inform CarillionAmey of mould every time it comes back.
The MOD has been investing in Service accommodation for a number of years, ensuring the vast majority of Service homes are warm and comfortable. However, with such a large number and variation of property ages and design, some are better than others.
One area that some families raise as a concern is damp and mould, which is why DIO is specifically targeting investment including Green Deal funding, to solve these issues, and together with its contractors, has introduced new processes to deal with related problems.
This means that measures such as external wall insulation, new roofs and new doors and windows are being installed at targeted sites with the programme due to be completed by March 2014, with the intention is to eliminate some of the worst problems. DIO won’t stop there, as we will continue to invest in resolving damp and mould issues in SFA in financial year 2014/15 as well.
However, DIO and MHS (CarillionAmey) have also agreed a revised process for responding to reports of mould and damp, following discussion with the Families Federations.The new process means that a report of serious damp or mould will be inspected by both a DIO and CarillionAmey representative, who will have access to damp meters and other technology for establishing the cause of the issue, and which will be recorded on a new common survey form.
This will ensure a common and unified approach to carrying out these surveys, the recording of any findings, the identification of any causes, and the subsequent actions necessary to remedy any symptoms or causes. In addition, if additional visits are required to an SFA, CarillionAmey will invite a member of the DIO compliance team.
So what do you do if you have a problem with damp or mould?
If you are in one of the targeted properties you will have already been informed of the work being undertaken in your home, or that work will have already been completed. This should resolve any outstanding problems.
If you haven’t been contacted and you have an existing damp/mould problem you should in the first instance contact your maintenance contractor to report the issue, clearly outlining the problem. DIO and CarillionAmey will follow the new process for determining and recording what the issue is – and offer guidance and/or action to resolve the issue.
If you have a minor issue with mould you may wish to consider the guidance about combating condensation offered on the CarillionAmey website but please report persistent problems to the CarillionAmey helpdesk.