DAMP AND MOULD GROWTH WITHIN THE HOUSING, HEALTH & SAFETY RATING SYSTEM (HHSRS)
WHAT WAS WRONG WITH THE FITNESS STANDARD? � It didn’t include the most serious housing hazards � It didn’t differentiate between marginal unfit and grossly unfit
HHSRS PRINCIPLE � A dwelling should provide a safe and healthy environment for the occupants and any visitors. � Solely about the risks to health and safety � Identifies severity of issues
HHSRS Classes of Harm � Class 1 - Extreme � Class 2 - Severe � Death � Asthma � Permanent paralysis below the � Non-malignant respiratory neck diseases � Malignant lung cancer � Lead poisoning � Regular & severe pneumonia � Cryptosporidiosis � Permanent loss of � Legionnaires disease consciousness � Mild stroke � 80% or more burn injuries � Myocardial infarction � Loss of hand or foot � Serious fractures � Loss of consciousness for days
HHSRS Classes of Harm � Class III - Serious � Class IV - Moderate � Rhinitis � Pleural plaques � Hypertension � Benign tumours � Sleep disturbance � Occasional mild pneumonia � Gastro-enteritis � Broken finger � Diarrhoea and/or vomiting � Slight concussion � Chronic severe stress � Moderate cuts to face or body � Mild heart attack � Severe bruising to body � Loss of a finger � Regular serious coughs or colds � Fractured skull � Serious puncture wounds � Regular and severe migraines
HEALTH AND SAFETY HAZARDS Damp & Mould Growth - Water Supply - Excess Cold - Falls associated with baths etc - Excess Heat - Falling on level surfaces etc - Asbestos - Falling on stairs - Biocides - Falling between levels - Carbon monoxide and fuel combustion products - Lead - Electrical hazards - Radiation - Fire - Uncombusted Fuel Gas - Flames, hot surfaces etc - Volatile Organic Compounds - collision and entrapment - Crowding and Space - Explosions - Entry by Intruders - Position & Operability of amenities - Lighting - Structural collapse & falling elements - Noise - Domestic hygiene, sanitation and Drainage - Food Safety - Personal hygiene, sanitatation & Drainage -
THE PROCESS Survey – identify faults (defects) � Compare the faults with the Ideal. � Identify any hazards – based upon the vulnerable � group for each hazard. E.g. falls between levels mainly affects under 5’s. Excess cold mainly affects over 65’s. Most hazards will affect all groups of people, occupiers or visitors. How likely is it that the hazard will occur within the � next 12 months? Likelihood is expressed as a ratio, e.g. 1 in 10, 1 in 200, 1 in 1000.
HAZARD BANDS � A – 5000 � B – 2000 – 4999 � C – 1000 – 1999 � D – 500 – 999 � E – 200-499 � F – 100 – 199 � G - 50 – 99 � H – 20 – 49 � I - 10 – 19 � J – 9 or less
ENFORCEMENT POWERS - PART 1 � Category 1 hazard – above 1000 – statutory duty � Category 2 hazard – below 999 - power � Improvement notice � Prohibition order � Suspended notices � Hazard awareness notice � Emergency remedial action � Emergency prohibition notice � Statement of Reasons
Hazard 1 – Damp and Mould Growth
“This category covers threats to health associated with increased prevalence of house dust mites and mould or fungal growths resulting from dampness and/or high humidities”
Types of “Damp” - Rising damp - Penetrating Damp - Condensation
Matters affecting likelihood and harm outcomes Inadequate heating and insulation - Inadequate ventilation - Structural disrepair - Lack of adequate damp-proofing - Inadequately sealed or installed facilities - Disrepair or inadequately installed pipework - Defective rainwater goods -
RISING DAMP Occurs when water from the ground rises up through bricks and mortar of a building by a process called “capillarity”
IDENTIFYING RISING DAMP - Mineral “salts” come through the wall at low level. - Staining. - Tide Mark (up to around 1m) - Can be found on internal and external walls - Damp meter NOT black mould growth -
WHAT ELSE COULD IT BE? - Leaks from pipework or downpipes - Splashing from gullys Water pooling. -
HOW TO RESOLVE RISING DAMP ISSUES - Installation of Damp proof course Removal of damaged plaster and re-plaster -
PENETRATING DAMP As the name suggests this is when water “penetrates” into the interior of the house.
CAUSES OF PENETRATING DAMP - Structural damage to roof / chimney - Defective rendering - Overfowing/Damaged Rain water goods - Defective windows - Leaks - External ground “bridging” Cavity wall Insulation!! -
IDENTIFYING PENETRATING DAMP - Mineral “salts” coming through the wall - Staining - Bubbling wall paper/ paintwork - Damp meter Black mould CAN be present -
WHAT ELSE COULD IT BE? - Possibility of rising damp - Condensation
HOW TO RESOLVE PENETRATING DAMP - Fix structural defect to stop source - Hack off damaged plasterwork and re- plaster Internal “tanking” -
CONDENSATION Condensation is the dampness formed when air laden with water vapour is cooled by contact with a cold surface.
IDENTIFYING CONDENSATION - Surface dampness - Black mould growth - Mould to furniture, clothes etc
CAUSES OF CONDENSATION - Tenant lifestyle - Lack of ventilation - Lack of insulation. - Lack of adequate heating - Secondary effect from other forms of damp - “cool bridging” - Structural defects
WHAT ELSE COULD IT BE? - Penetrating damp - Rising damp causing excess moisture Leaks -
TREATMENT OF CONDENSATION - Improve ventilation (not just opening windows!!) - Improve heating and insulation - Keep moisture production to a minimum - Repair building defects - Keep furniture away from walls. - Ensure appliances are correctly vented. - Positive Input Ventilation Systems - Damp proof paint
WET ROT - Musty smell. - Cracking/Softening/Discolouration/distorted timber. - Combat by removing source of water and replacing affected timber.
DRY ROT - Wood darkens and cracks in “cuboid” manner. - White fluffy “cotton wool” mycelium develops - Fruiting bodies - Red dust spores - Treat by removing source of water, fungicidal treatment and removal of affected timber. - Be VERY careful as can spread easily and quickly.
QUESTIONS ?
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