Adopt a zero-tolerance approach to damp and mould in London

As many as 6% of social housing homes in England have at least some notable damp and mould, the worst of which would fail the Decent Homes Standard ^[1].

The Regulator of Social Housing investigation into damp and mould was prompted by the death of two-year-old Awaab Ishak, who died from a respiratory condition caused by exposure to mould in his home ^[2].

The London Assembly is today calling on the Mayor to adopt the Housing Ombudsman’s recommendation of a zero-tolerance approach to damp and mould and to develop a Gold Standard on Damp and Mould for London’s social housing.

Hina Bokhari AM, who proposed the motion said:

“Any life lost to mould or damp is an unnecessary death, one which will cause a great deal of pain to all of those who knew the victim and the Assembly’s deepest condolences go out to the family and loved ones of Awaab Ishak.

“It is clear that the Mayor can go further on tackling this issue and I am glad that the London Assembly has now backed this motion to recognise the very serious problem of damp and mould in social housing and that recognises that far too many people are forced to live in unsafe conditions.

“By adopting the recommendations we have proposed, the Mayor can ensure we are on the path to achieving a zero-tolerance approach to damp and mould, improving the lives of countless Londoners in the process.”

Caroline Russell AM, who seconded the motion said:

“The 2019 Assembly Environment Committee report Keeping out the Chill, was inspired by my council casework in Islington where black mould and condensation have been blighting the health and lives of council and other tenants and is a constant struggle.

“Blaming mould on people’s lifestyles – literally blaming people for living, cooking and breathing in their homes, is unacceptable.

“No one should have to live in a cold, damp and mouldy home. Taking on the recommendations made in the motion and improving ventilation and energy efficiency has never been more urgent.”

The full text of the motion is:

This Assembly expresses its deepest condolences to the loved ones of Awaab Ishak of Rochdale, whose untimely death from exposure to mould in a housing association flat prompted the Regulator of Social Housing to investigate damp and mould in social housing.

This Assembly notes the report, “Damp and mould in social housing: Initial findings,” issued by the Regulator of Social Housing on 2 February 2023 ^[3].

This Assembly notes the Regulator’s finding that as many as 6% of social housing homes in England have more or less serious levels of damp and mould, the worst of which would fail the Decent Homes Standard.

This Assembly agrees with the Regulator that, despite relatively low percentages, with over 4 million relevant homes in England, these percentages equate to around 240,000 homes in total, meaning far too many tenants live in unacceptable conditions.

This Assembly believes that, while advice on ventilation and other matters may be helpful, the Housing Ombudsman was right to warn in his report, “Spotlight on Damp and Mould,” October 2021 ^[4], against the prevalent belief among landlords that “lifestyle” is a prime cause of damp and mould.

This Assembly welcomes New Clauses 10A and 10B, added in February 2023 by the Secretary of State for Levelling Up, Housing and Communities, Rt Hon Michael Gove MP, to the Social Housing (Regulation) Bill 2022-233 ^[5], which will create obligations on landlords to tackle prescribed hazards such as damp and mould within a specified timescale.

This Assembly believes that the Mayor’s response to the Environment Committee’s report, “Keeping Out the Chill,” February 2019 ^[6], has not resolved problems in London.

This Assembly calls on the Mayor:

• To adopt the Housing Ombudsman’s recommendation of a zero-tolerance approach to damp and mould;
• To work with the Regulator of Social Housing and the Housing Ombudsman to develop a Gold Standard on Damp and Mould for London’s social housing, bearing in mind the preventive measures identified in paragraphs 1.15 to 1.25 of the Housing Health and Safety Rating System Operating Guidance issued under the Housing Act 2004 ^[7], and the need for proper ventilation in new and retrofitted housing, as recommended by the Keeping Out the Chill report in 2019 ^[8];  

• To adopt such a Mayoral Gold Standard on Damp and Mould;

• To apply incentives as well as sanctions in order to promote it; and
• To make representations to Government as to the timescales that should be specified for the remedy of damp and mould in regulations made under clause 10A(3) of the Social Housing (Regulation) Bill 2022-23.