As autumn temperatures drop, a new terror lurks for landlords – that of damp and mould. Several factors can cause it, but condensation is among the most common.
For HMO landlords, mould caused by tenant-generated condensation can be an even greater challenge than for traditional PRS landlords. Landlords have both a moral and legal obligation to deal with damp and mould fast, especially with legislation such as Awaab’s Law on the horizon.
Why HMOs are more vulnerable
For HMOs, the risk is heightened partly by the number of tenants sharing common spaces and the more intense use such spaces endure. In an HMO of five people, for example, that could mean five people cooking at different times in the kitchen, creating a lingering cloud of steam.
HMO tenants may also spend more time in their own bedrooms rather than shared communal spaces such as lounges, which can increase humidity levels, especially if they are also drying washing in their rooms. They are also likely to have differing habits around how they heat and ventilate their rooms.
HMO tenants also may not notice mould developing – especially since it flourishes in hidden spaces – or because they don’t feel they need to take responsibility for identifying and reporting it.
The signs of mould
But report it they must. Mould is the result of damp, and can appear on everything from walls, floors and ceilings to curtains, carpets and furniture. Its black spores will be evident if the damp patch is obvious, but other signs, such as musty smells, could signal less obvious mould, such as underneath carpets or behind pipes.
Establish its cause
Once a case of damp or mould comes to light, it’s vital to quickly identify its cause and consider its remedy. Mould on a bathroom ceiling, for example, is common if you don’t have a working extractor fan or adequate ventilation for after showering, while mould behind a wardrobe could be caused by furniture positioned too close to a cold external wall.
But there are other potential causes too. Hidden leaks or plumbing defects can cause traumatic damp and the appearance of mould may be the first sign that you have a bigger problem. Meanwhile, rising damp – where moisture rises from the ground – or penetrating damp – caused by water getting into the building from external defects – also signal major issues.
Treat the mould
Mould doesn’t hide for long, so its source must be eradicated or it will simply return, no matter how often you wipe it clean or try to paint over it.
You may be able to treat small areas yourself with an appropriate mould or mildew cleaning product (rather than bleach), but larger areas, or recurring mould, will require professional expertise.
Prevent it coming back
Fixing mould’s cause should stop it coming back, but with condensation this can be require a number of tactics. Check that ventilation solutions are adequate, with trickle vents fitted and working, for example.
Since condensation results from moisture hitting a cold surface, ensure the heating in an HMO works efficiently and that tenants use it responsibly to keep rooms at a sufficient, consistent temperature.
Meanwhile, gadgets such as dehumidifiers extract moisture from the air, so can help reduce condensation caused by drying washing indoors or in a bathroom without an extractor fan.
However, bad tenant habits also need to change, and that goes beyond simply asking them to air their rooms more. Reminding tenants of the double benefits of mould prevention and energy efficiency of simple measures, such as cooking with pan lids on or taking shorter showers, can also help.
Step up inspections
Once the mould is banished, reinspect the property at least six weeks after carrying out your remedial work to ensure it hasn’t reappeared. Finally, encourage your tenants to report any signs of its return immediately.
We Can Help
At Progressive Lets, we are experts in the rental market in the Peterborough area and help landlords find and manage properties within a 50-mile radius. We are also an HMO specialist. Get in touch to find out more.
