Agenda item

This paper provides an overview of the key areas for improvement and the measures Waverley has already actioned to address these.

Matt Alexander (Interrim Housing Operations Manager) provided some background as well an update on the progress of the Damp and Mould Working Group. He explained that the Working Group consisted of operational and asset stakeholders and sought to review the ways damp and mould were dealt with by Waverley Council. The Group was developed in response to the Housing Ombudsman Spotlight report in October 2021 and an increase in cases and inspections of damp and mould in 2021-22.

The Damp and Mould Working Group identified a number of key issues in their review, including; data, communications, resources, process and wider issues.

Matt Alexander (Interrim Housing Operations Manager) informed the Board that a number of measures have been adopted to deal with the issues raised. These include:

i.                 The appointment of a dedicated officer to validate historic cases that had been found

ii.                The Council will be running a live damp and mould register for tenants who have been visited by an inspector and deemed as mid to high risk. This would use a HH SRS rating system and follow up visits would be put in place at 6 and 12 months by inspectors

iii.               Upcoming stock and condition surveys would be starting from April-May which would allow officers to track stock and equipment installed

iv.              There would be more accessible information about damp and mould on the website and the tenants magazine

v.                Technical teams would be upskilled through training as well as training for non-technical officers such as housing officers and customer services.

vi.              Working with customer service to identify and triage calls relating to damp and mould.

vii.             The damp and mould register will be managed by a dedicated officer. Properties will only come off the register when damp and mould has been fully eradicated with follow up visits.

Matt Alexander (Interrim Housing Operations Manager) referenced a further announcement from the Government regarding Awaab’s Law, an addition to the upcoming Social Housing (Regulation Bill) that will pose strict time limits on housing associations and landlords to both investigate and fix damp and moult related problems.

Councillor Keen stated that officers must consider whether the fabric of certain buildings can be the cause of mould; she suggested this may be deeper than surface level. The Chair thanks Councillor Keen for her comments and these have been noted by officers. The Chair asked officers what the first port of call should be for tenants who notice a sign of potential damp or mould after several days of rainfall. Matt Alexander stated that customer services are to be notified immediately for any such signs. Advice would then be provided. He stated that there is a booklet that had been produced to guide officers on levels of threat.

Councillor Robini queried whether the Council had the resources to deal with this economically and in terms of manpower. Andrew Smith (Executive Head of Housing) responded by informing the Board that officers are being deployed effectively and this is an ongoing process of reviewing staffing and filling gaps.

Andrew Smith (Executive Head of Housing) discussed the Supplementary paper that had been circulated regarding damp and mould in wider housing context. He noted that 2 of the 3 largest social housing associations in Waverley (Clarion and Southern Housing Group) had recent findings of severe maladministration made against them by the Housing Ombudsman Service for varying problems related to cold, damp, mould and leaks. He informed the Board that both associations had been in contact with Waverley Borough Council. He also discussed the ways that the Council’s private sector housing teams were taking action, as detailed in the report.

Councillor Robini questioned what the procedure is to report damp and mould on behalf of housing association tenants and how this will be followed up. Andrew Smith noted that tenants must be urged to take this up through the complaints process with their landlord. He stated that Members have considerable clout, and the Member can be put in touch with Senior officers within the housing association to assist the process. If the issue remains unresolved then a private sector housing environment health officer could be sent.

Dennis Bramble (Tenant’s Panel) raised a point about guttering being a potential cause for damp and mould. He enquired about the Council’s position for inspecting gutters in social housing. In response, Matt Alexander stated that the stock condition surveys will identify which properties would need a yearly, twice yearly or quarterly cyclical programme to monitor guttering. He informed the Board that there is currently a cyclical programme in place for senior living tenants.

Danielle Sleighton (Tenant’s Panel Co-Optee) suggested that more informed literature should be available for tenants to know what to look out for and the scientific reasons behind taking precautions to prevent damp and mould. She also suggested that the online report form for residents with damp and mould should include the option to add pictures. Lastly, she raised the point about Ockford Park estate new build homes having damp and mould. She commented that there may be a design flaw in the new builds which needs to be addressed. All comments were taken on board by officers.