My tennants are blaming broken seals on the build up of mould around the windows and on the coving areas-is this right? Also how do you know when they have gone?

Jo, May 2009

So the walls cool down during the day and the fan heater later distributes warm moist air which condenses out on the cold surfaces. The moisture from condensation is probably not wiped away and allowed to remain where it forms. Little or no ventilation is provided to help it dry out during the day and the next evening more moisture is added and so it goes on over the cold months building up more and more moisture.

The occupiers appear to be responsible.

Have them use the storage heaters - open windows to ventilate more often and wipe up any moisture that does form - an owner occupier would take more care. Perhaps a solicitor's letter might shock them into behaving responsibly.

Perhaps the local council might arbitrate and explain as an independent expert how to keep the mould at bay.

Peccavi, May 2009

My flat is on the 2nd floor (top). The mould is on all windows and on the ceiling too more than an inch wide(they are all exposed to weather) although I have now cleaned this as much as poss with mould killer. This started last winter when as mentioned above it was thought the tennants were not airing the property. Also not using the storage heaters to give a base warmth, what they do is just blast some heat in the evening with a fan heater.
The underfelting of roof has not been checked and the windows have been there since i bought the place about 11yrs ago.

Jo, May 2009

had a house recently in a cul de sac. front elevation bears the brunt of all weather, driving rain etc...
mould all around windows and upstairs around windows and coving at ceiling.
cause:
windows been replaced virtually flush with outside brick work then the reveals re-plastered.
hence the vertical damp membrane around the windows had been breached. approx 25mm of the external brick now on inside of the property.
the roof also had felt rot, hence any water that got through gaps in roof tiles and onto felt did not run on through to guttering instead fell into property causing damp in ceiling.
remedies:
strip first row of tiles and lay new under-felting.
windows-two ways.
1. cut back plaster past vertical damp and fit windows properly. expensive!
2. cut back plaster treat brick work and fit plastic trim around reveals of the window. 2 inch in my case. less expensive!
this is why i want more info as other factors can come into play!

levi lewy, May 2009

http://www.homesforharingey.org/damp_leaflet.pdf

Peccavi, May 2009

do not be too hasty in blaming tennants. other factors may come in to play which is why i need more precise info. have you replacement upvc windows? have you had the under-felting on your roof checked?

levi lewy, May 2009

Mould inside the house is caused by water. The water may possibly come from outside - from a leaking gutter perhaps - but it is more likely caused by condensation from damp air coupled with inadequate ventilation.

Steam from cooking and bathing - exhaled air - warm air - lack of draughts (double glazing) - blocked air vents - central heating all contribute.

Failed seals on windows will not cause mould - failed seals may actually help to prevent mould by allowing more ventilation - but I doubt it.

The mould is very probably caused by the occupants - just by being occupants and by living there - they should ventilate the property more often, keep the steam down from kitchen and bathroom and have a bedroom window partially open at night unless it's freezing. A dehumidifier will help to keep the air dry.

Warm wet air in the property is condensing out on the cold parts of the room - this is more in the control of the occupiers than the landlord. As a landlord you can of course always arrange for direct ventilation into the affected rooms but the tenants may not like it. Ask them to air the property more often. By not paying attention to airing the place and drying off condensation on the windows they are damaging the fabric of the property by creating and allowing the conditions that cause mould.

Peccavi, May 2009

do you have mould right the way around your windows on all sides of your house approx an inch wide? are all the sides of your house exposed to the weather? is your coving which has mould upstairs?
give precise details!

levilewy, May 2009