Damp and Mould is a fabric and environment problem

EPC is a poor guide.

We worked with a Building Society landlord and their agent to finally solve a big structural and potential health impacting problem. A young couple with a 2-month-old baby living in a flat built around 1990, rated as EPC C in 2023, but suffering from damp and mould.

The landlord has a good reputation for fixing issues quickly. They were confused by previous inspections and data that only pointed out a high mould risk, but not the reasons why and what to do about it. 

We were asked to measure and predict how the fabric of the building (walls, floors, windows, fans, heating) and the activities of people, contribute to the problem and what things to fix first.

The key questions:

1. Is the home underheated?
2. Is the insulation part of the problem?
3. Are the radiators the right size and in the right location?
4. Can the residents afford the heating and do they need help?
5. Is the mould growth due to condensation, poor heating, or excess moisture…or all of the above?
6. Will natural ventilation tips be enough or is there a mechanical extraction issue?
7. How much moisture needs to be removed to be safe?
8. What should be fixed first and what help did the resident need to stay warm and healthy?

We put sensors in every room to calculate where the moisture was coming from, and which areas were at risk the most. We measured the heat losses from the walls and floors, and the effectiveness of the radiators to maintain a comfortable temperature for the residents and the safety of the building.

We discovered a number of things

1. Insulation Performance
   We calculated that the heat losses from the floors were very high and greater than the building regulations would recommend.  We discovered that the flat sat on top of a row of unheated garages. The flat also had three exposed walls and their measured heat losses were also high. 
   
   
2. Cost of Heating
   We calculated the cost to heat the home to 18c was nearly £200. However, to get the home to feel comfortable and reduce the impact of cold walls, the temperature would need to be 20c (nearly £250).
   
   
3. Relative Humidity
   Our analysis showed that although the relative humidity was high, the amount of moisture in the air was just about okay, if at 18c.  The problem was the very low temperature.
   
   
4. Heating Profile
   The heating profile for the home indicated that the radiators in the living room were not big enough for what was needed. We could also see that control of the heating was mostly on demand rather than thermostatically controlled. Some advice and guidance was needed.
   
   
5. Moisture and Ventilation
   We calculated the amount of moisture that needed to be removed in the bathroom during a shower/bath. The ventilation only removed 30% of what was needed and there was evidence of natural ventilation. We later discovered there was no mechanical ventilation.
   
   
6. Condensation on Windows
   We calculated what times the windows would be at risk of condensation, the volume of moisture and whether there were signs of natural ventilation. This would give an indication of mould risk on the reveals.
   
   
7. Mould Risk and Leaks
   We discovered there was a leak from the bathroom and the damp ceiling was allowing mould to grow. The conditions in the rest of the home would allow the spores to grow.

It took 15 minutes to put the sensors in and within 10 days our analysis revealed where the problems were and what fixes would have the greatest impact. The great part to this analysis was what happened after the report.

The landlord showed how proactive they are.  Within 24 hours of the report:

1. They had contractors at the flat increasing the size of the radiators and planning the installation of a new radiator in the hallway. 
2. They ordered some filters to remove the spores in the air whilst they organised a contractor to treat the walls.
3. They planned the installation of a fan in the bathroom.
4. They gave some natural ventilation advice to the residents.
5. They are talking to Internal Wall Insulation (IWI) providers to see how the heat losses can be reduced.

What happens next

We are currently monitoring the home to see how far the changes have made a difference; the moisture extraction rates, the temperature profiles, the natural ventilation, the mould spore filters and the mould risk reduction. 

We are classifying the results with the help of the landlord, resident and the agent to share with the housing sector. We will run some webinars and publish some educational blogs.

Keep up to date and follow us and TDS on LinkedIn, or contact us at dampsmart.co/contactus to see if we can help you.

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