Housing Defects

What is a home in poor condition?

Damp and Mould Growth

• Rising Dampness

Caused by the absence or breakdown of a damp proof course or membrane.  It is characterised by wet patches to ground floors and walls with sometimes a white powdery 'tidemark' deposit.

 

• Penetrating Dampness

Caused by such things as old brickwork that becomes porous, leaking roofs and gutters and rotted windows and doors.  It is characterised by localised mould growth, discolouration to internal decoration, peeling wallpaper and sagging ceilings.

 

• Condensation

Condensation occurs when there is too much water vapour in the air.  The lower the temperature of the air the less water vapour it can carry.  Water droplets form when warm, moist air is rapidly cooled.  You will be aware of condensation from your own breath on a cold day or on windows and mirrors when taking a bath.

 

Condensation is a particular problem on cold days when it causes water droplets to form on cold surfaces where there is little air movement to dry it such as in corners, behind furniture and inside wardrobes.  The lack of air movement combined with the dampness allows mould to grow on any absorbent surface such as wallpaper, plasterwork but also clothing and bedding.  It is characterised by uniform areas of mould that is often black.

 

1. Produce less moisture
   • Cover steaming pots and pans and do not leave kettles boiling
   • Avoid using portable gas heaters because they produce a lot of water vapour
   • Do not dry washing indoors except in a room with the window open and the door closed
   • Always vent tumble dyers to the outside air
2. Ventilate to expel moist air
   • Use mechanical extraction in the bathroom and kitchen and keep the doors to these rooms closed whilst in use and for a period afterwards
   • Keep windows slightly open to aid air movement
   • Leave wardrobe and cupboard doors ajar or cut breather holes to aid air movement.  Do not overstock shelves and, if possible, place them against the warmer inside walls
3. Insulation and Heating
   • Insulate your loft, including the loft hatch to prevent heat loss
   • Cavity wall insulation will prevent heat loss and keep your walls warmer
   • Double-glazing will prevent heat loss and keep the glass warmer but you must ensure that trickle vents are provided to allow some air movement.
   • In cold weather keep some low level background heating on.

• Block permanent ventilators
• Block chimneys. Install a ventilation grille instead
• Draught-proof kitchens and bathrooms or rooms containing a gas heating appliance

•  Regularly wipe down affected surfaces with a household detergent
•  Dry clean mildewed clothes and shampoo carpets
•  Decorate using good quality fungicidal topcoat paint.

• Read our Condensation Advice Leaflet. pdf

Excess Cold

A cold house is uncomfortable and for some, can contribute to bronchitis, pneumonia and hypothermia.  A house will have insufficient heating when:

• It has no fixed form of heating in the main habitable room
• No means of providing heating to any other habitable room such as electrical sockets.
• Heating appliances are not capable of heating the room adequately
• Heating appliances are not working properly

Excess cold can also be caused by inadequate thermal insulation.

You may be eligible for an Energy Efficiency Grant to insulate your home

Excess Heat

Caused by solar heat gain, inadequate ventilation and lack of thermal efficiency

Asbestos

A natural mineral fibre that can cause respiratory illness including cancer.

Biocides

Includes exposure to chemicals used to treat timber and mould growth.

Carbon Monoxide and Fuel Combustion Products

Inhalation of uncombusted fuel products can cause unconsciousness and death.

Sulphur Dioxide and Smoke

Exposure can cause respiratory problems including bronchitis and breathlessness.

Lead

Often contained in old paint and used in the past for water pipes.  Ingestion can effect the nervous system and mental development. 

Radiation

Principally airborne exposure to naturally occurring Radon gas causing genetic mutation.

Uncombusted fuel gas

Threat of asphyxiation resulting from gas leaks.

Volatile Organic Compounds

Are emitted from manufactured woods, paints, glues and solvents etc and can cause irritation and allergic reaction.

Crowding and Space

Lack of space is linked to a number of health problems including psychological distress and mental disorders.

Entry by intruders

Homes must be capable of being secured against unauthorised entry.

Lighting

Inadequate lighting can cause accidents, eye strain and can have adverse psychological effects. 

• It is not possible to read during the day without having a light on
• Stairways are dark and gloomy
• Lighting is poor in the kitchen and bathroom
• Windows are too small i.e. less than 10% of the floor area of the room

Noise

Includes noise problems caused by inadequate design and construction.

Domestic Hygiene, Sanitation and Water Supply

• poor design and layout that prevents adequate cleaning
• access to and harbourage of pests
• inadequate and unhygienic provision for the storage and disposal of household waste.

Food safety

• Cramped layouts
• Cookers near doors
• Inadequate work surfaces and storage facilities
• Food preparation surfaces that cannot be readily cleaned
• Sinks that cannot be cleaned
• Insufficient electrical sockets for the safe use of appliances
• Missing or insufficient hot and cold water supplies

Personal Hygiene, Sanitation and Drainage

Every property must have a proper working drainage system.  The health hazards from untreated foul water and sewage are numerous causing diseases and infections.  In addition, poorly provided drainage facilities give rise to unpleasant odours and vermin activity.

Water Supply

Falls associated with Baths etc

Baths and showers should be stable and securely fixed, provide for slip resistance and incorporate safety features such as handles and grab rails.  The layout of a bathroom and of appliances should allow for ease of use of each appliance.

Falls on Level Surfaces

Includes slips and trips from uneven surfaces, thresholds and low ramps, also slips from wet surfaces resulting from ineffective surface water drainage.

Falling on Stairs etc

Falling between Levels

Includes falls from windows, balconies, and landings.

Electric Hazards

Covers hazards from electrical shocks and burns but not fire caused by defective electrical installations.

Fire

Relates to injury from uncontrolled fire and associated smoke.

Flames, Hot Surfaces etc

Includes burns and scalds from liquids and vapours other than hot water.

Collisions and Entrapment

Includes risks of physical injury from low ceilings and doors and entrapment from openeable windows.

Explosions

Principally concerns injury resulting from gas explosions.  Landlords should note that they have specific duties in respect of gas safety.

Position and operability of amenities etc

The inappropriate positioning of amenities and equipment, for example, can cause physical strain.

Structural Collapse and Falling Elements

• Stepped cracking of brickwork due to subsidence caused by ground movement or uneven settlement.  Sinking may occur due to broken drains and sewers.
• Broken or cracked lintels over doors and windows
• Stress cracks in party walls between dwellings
• Cracks appearing between extensions and the original dwelling
• Leaning chimney stacks and bulging walls
• Windows and doors that no longer fit correctly into the opening