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
