Thursday 15 December 2022

Condensation

Condensation and mould has been high profile in the press and on most social media platforms. I am, however, extremely concerned that the messages are not clear and there is a lot of misinformation and misunderstanding.

Condensation is the natural result from a high level of moisture held in the air within the property. It is important to emphasise that condensation and consequently mould build up are natural phenomena: always have been, always will be. The issue has however been exacerbated in more modern times, as we have continually, to reduce heat loss. sealed gaps in floors, introduced underlay, put in draft excluders on doors, installed modern double-glazed windows, blocked chimneys and provided felt etc under slates, all of which were escape routes for the moisture.

As Agents we see properties that due to the nature of the construction there is a condensation issue and we have had to work with the Landlord to increase insulation ventilation etc. Equally we have properties that have had no issues with condensation until new tenants move in and we have to work with the tenants, educating them on how to minimise the condensation.

The big questions are, where has the moisture come from, why is it condensing out and why is there a mould build up?

Depending on the answers to these questions, in the Private Rented Sector (PRS) and under the Private Residential Tenancy (PRT) the responsibility may fall to the landlord, the tenant or to a degree be shared. As such communication and understanding of the issues is essential. 

The source of the moisture can be multiple:

In relation to the building the sources include

·         Rising damp

·         Penetrating damp through defective external details

·         Leaks of multiple kinds including roofs, pipework etc.

Now in relation to these building issues, the responsibility falls to the Landlord and repairs should be instigated as a matter of priority.

In relation to controversially “lifestyle” sources these include

·         Cooking

·         Showering

·         Drying clothes

·         General cleaning floors etc

·         Breathing

It now gets complicated as in relation to the lifestyle issues, no one is saying the tenant should not do any of the above, particularly the breathing. The issue is in the how and are they following through on their responsibility to heat and ventilate the property? It is important to explain for example a couple sharing a bedroom with a child in one night will breathe out a huge amount of water. It has to go somewhere!

In general terms condensation is most apparent when the moisture condenses out on surfaces that have a temperature below the dew point of the air, commonly visible running down windows and tiles surfaces.

By default, therefore, if you as an occupier do not heat your property properly, elements will drop below the dew point temperature. In addition to the obvious areas stated above, you will often find water/mould forming a triangular pattern on corners of rooms these being the coldest points.

In any lived-in property, moisture needs to be kept as far as possible above its dew point and be allowed to escape. Mechanical ventilation helps in Bath/Shower-rooms and Kitchens. That said particularly in this weather and during the “Cost of Living Crisis” what appears to be counter intuitive, increasing the temperature with the heating on and increasing the ventilation by opening windows is one of the best ways of reducing the moisture content.

If, for example, your bathroom is freezing because there is no heating on and you have a long shower with the windows closed etc. you will have water running down the walls. It doesn’t matter if you are a tenant or owner occupier, it’s a fact of nature. It then becomes the occupiers responsibility to wipe this down and prevent mould build up.

Mould will also tend to occur most where moisture has not been wiped down and/or there is a lack of ventilation, for example where furniture or storage boxes are up against walls in cupboards/wardrobes. Clothing can also be affected with some fabrics, such as leather, attracting the moisture to a higher degree.

Having checked that there are no current building defects or leaks that would be contributing to the moisture levels, going forward it is essential that the moisture levels in the property are reduced.

The introduction of a dehumidifier can assist, however, there are many things an occupier, can do to minimise and help reduce these levels.

I highlight below our top tips:

1.       Leave any vents open and ensure any fans are in working order.

 

2.       Shut any doors to rooms whilst cooking, bathing and washing to contain any moisture in that room and to prevent the moisture in the air from going into colder rooms, which will cause condensation to form if it touches a cold surface. Always open windows when you’re finished to clear the air.

 

3.       Always cook with pan lids on, turn the heat down once the water has boiled and only use the minimum amount of water for vegetables.

 

4.       Ensure you are using an extractor hood if you have one above the cooker or an extract fan if you have one installed. These are designed to help reduce moisture created when cooking.

 

5.       Remember, don’t turn off your extractor fan as soon as you finish cooking as the moisture can still be in the air even when you have finished. Instead leave it on afterwards for 10-15 minutes to help to clear the humid air

 

6.       In your bathroom or kitchen make sure that you wipe down any cold surfaces when you have been cooking or taking a shower to remove any moisture that may have settled on the surface. This excess moisture in the air sits on the surface and will quickly turn to mould if left untreated.

 

7.       Wipe down windows and sills each morning and do not leave curtains closed during the day.

 

8.       Don’t hang wet clothes on radiators- always use an outside space or tumble drier.  If you don’t have access to either, a clothes horse should be used and keep it in a bathroom with the door closed and windows open until the clothes are fully dry.

 

9.       Never turn extractor fans off at the main switch - tell your landlord/agent if you think your extractor is faulty.

 

10.   Make sure that your furniture is at least 50 mm away from the surrounding walls so that air can circulate around the property. Preferably place your wardrobes against internal walls in your bedroom which will be less cold.

 

11.   Do not overfill your wardrobes or kitchen cupboards. A lack of ventilation and air moisture trapped in warm overfilled cupboards can become a breeding ground for mould as the air is not able to circulate freely inside.

 

12.   Ensuring an adequate amount of heating in your property will improve the internal temperature of surfaces in the house and reduce the likelihood of condensation.

 

Please see below for further guidance which has been provided by the Scottish Government, to keep your home free from mould: https://www.gov.scot/resource/doc/1125/0011805.pdf

 

Conclusion

The Landlord must under the “Repairing Standards” and “Tolerable Standards” ensure that all repairs to prevent water ingress are carried out and provide a space heating source.

It is however the tenants responsibility to heat, ventilate and clean down any water/mould build up.

That said, on many occasions we must work as a team, (Tenant, Landlord, and Agent), to minimise the issues and protect the tenants’ health whilst also looking after the building fabric.

Ian Gray - Head of Operations

Wednesday 23 November 2022

ACE Property - Social Media

Follow us on Instagram to keep up to date with the team. Behind ths scenes content of life in a busy letting agency and out and about in properties around Edinburgh.

Instagram - @edinburgh_property

Sunday 4 March 2018

Edinburgh short term rentals - is the bubble bursting?

As the days get longer and the snow begins to melt the Edinburgh lettings industry will jump back into action this week with the usual demands and preparations for the summer rentals. From student lets to short term holiday lets and of course the Edinburgh festival rentals.
The emergence of AIRbnb type rentals have become very popular but I wonder if the bubble is beginning to burst in Edinburgh? 
Is your short term Edinburgh rental as busy as it used to be? I am regularly hearing that bookings are slowing down and voids are creeping in due to the sheer number of available short term properties. 
AIRbnb started as a platform to advertise your spare room to holiday makers and is now a global force to be reckoned with. However, Edinburgh is starting to see resistance from the powers that be and I think before long Edinburgh Council (EC) and HMRC will be cracking down on AIRbnb landlords. 
Several European cities (Paris, Berlin and Barcelona to name a few) have already been dealt a blow by their governing bodies to reduce/restrict the time short term lets can run for. It is also common knowledge that EC are in the process of reviewing the market place to determine what it believes is best for the city. 
There is a report every week in the local press about short term lets and their affect on the city and local residents. Many property owners run AIRbnb lets without any smoke detectors, gas checks or any thought for safety whats so ever! EC are on to this.
HMRC are very aware of the number of short term landlords in Edinburgh and lets be honest here folks; it’s easy to upload an advert and cash in on the thousands of holiday makers pounding the streets of Edinburgh consistently throughout the year. The government are after their pound of flesh. 
I blogged previously about the introduction of the new PRT which brings its own changes to the Festival market in 2019. The Edinburgh rental market is going through major changes at present and you have to be adaptable if you are going to survive!
At ACE Property we specialise in long term management however we do manage numerous Festival lets during the August period for existing landlords. So I am not just a long term agent trashing the short term market! 
I am merely getting it out there that AIRbnb is great if you are near Edinburgh Castle, have cheap management and running costs and can handle whatever EC and HMRC are planning. 
But if your business model is going to be compromised it is worth looking at other options or plan to adapt to any changes before it’s too late. 

Tuesday 27 February 2018

My track record of failures and what they have done for me

Route One Marketing (ROM) - Failed!  

Years ago I tried to sell QR Codes; the square barcodes that when scanned link your mobile phone direct to specific websites. I pitched the idea to Edinburgh businesses telling them how QR Codes were ‘the future’. Nobody knew what they were at the time so they didn’t want them. However, John Lewis used one on their Christmas advert 9 months after I started promoting them. From there people understood their purpose and took a greater interest, trying them out on their smart phones. QR Codes became easy to get online for free so ROM was shelved. 

I realised I was not a tech guy and should stick to what I know. Property!

Kleeneze -Failed! 

Door-to-door sales promoting a magazine selling household items has to be the hardest thing I’ve done. However, it taught me how to refine a pitch and get important information across quickly. There is also no better way to experience rejection than having a door slammed in your face! Chin up and move on! Discipline was also learnt. Regardless of the weather and other excuses, I got out there and knocked on those doors. Ultimately that business was not for me.

Flat Filler -Failed! 

Financially my biggest failure- £12,000 lost in the design of the website that advertised referenced tenants to landlords and Property Managers. The site got traction with universities and students across Edinburgh however, I was unable to change the mindset of landlords and Letting Agents. It’s near impossible to change peoples ways as if it ain’t broke………. This failure taught me to research markets and trends better!

Throughout these failures I have owned and continually developed ACE Property. Now in its 13th year our skilled and passionate team continue to manage our growth and provide an honest service. The failures I have had over the years have shaped myself and ACE Property into the company it is today. Lessons learned have enhanced ACE and our team to deal with the challenging ever changing property landscape. 

I regret nothing. 

ACE Property is my constant, my drive! But my passion to try new things is always present.

I am currently building a network of property professionals and rugby players- The Property Rugby Club. 

Property and rugby are where my passions lie. Both are common themes throughout my life and I know they are important to so many others. I am excited to see what relationships I can help build and opportunities I can create with this network. The PRC has already introduced pro rugby players to property professionals looking to gain experience in the working world prior to the end of their rugby careers and I hope it can help many more athletes prepare for their futures. 

I am keen to hear from and connect with anyone with keen interests in property and rugby.

I know I’m not alone in failed businesses. I’m reaching out to show how I have handled set backs and I hope to connect with people on similar journeys who just love trying new things, starting businesses from scratch and putting the hours into something they believe in.


Just keep on going; research new ideas, challenge the norm, ask questions and follow your passions.

Friday 16 February 2018

Edinburgh Festival Lets

There are no grounds in the PRT that give landlords or letting agents the ability to evict a tenant to enable a property to be rented out for the Festival. The usual practice of securing Festival tenants in January, February and March will no longer be possible from 2019 with the uncertainty of tenants’ plans. 

Let me explain.

In August and September 2018. At ACE Property we will be singing up our students. Most likely all into HMO properties. These leases will have no fixed term and must be ended by using one (or more) of the 18 Grounds for eviction (which you can read about here https://www.acepm.co.uk/page.php?page=129 ).

There are no grounds that give landlords or letting agents the ability to evict a tenant so a property can be rented out for the Festival. We can communicate with tenants during their lease however the tenant is well within their rights to stay in the property and give 28 days notice when they need to leave.

2019 will see the practice of securing Festival tenants in January, February and March  become no longer possible with the uncertainty of the tenants plans.

The new PRT tenancy means that we may start seeing tenants issuing their 28 days notice at different times during the year depending on their university schedule and personal situations.

Do not panic! Our industry will adapt and move forward. We need to embrace the change and play the cards we have been dealt by the Scottish Government.

Landlords that are used to Festival Letting their properties need to prepare for August 2019 as the August rent rise that they may be used to might simply become a regular month’s rent.