UK Landlord Forum / Life

Dear All,

My first post, apologies if this has been round before. I am having an issue with a property and mould.

Tennants have been there for 7 years and have complained about mould for as long as I can remember (Not belived to be mould in the property prior to me purchasing it in 2015 but these are the only tenants). It's a one bedroom flat in a purpose built block of approx 10. They are paying £695 pcm which I have recently increased to £750 and they are refusing to pay on account of the mould (they still pay £695 a month, are two months behind so £110 in arrears) Market rate is £825.

I have recently replaced the front door and bay window as a goodwil gesture but when the letting agents inspected today the mould is pretty bad. Previous inspections would suggest tenant lifestyle which they refuse to accept as fact (i.e. the male tenant didn't know how to open the trickle vents in the new window, clothes are air dried inside, even in the 40 degree heat we had in the summer!) Flat is ground floor, they have a garden.

I'm no ogre, I'm happy to have a report commissioned and see if there is a structural problem but I've no experience of these companies offering mould surveys. I'll happy to have itve it put right, but I'm keen to hear from other landlords as to their experiences with this sort of issue. I know s8 is in play but I'm a bit loathed to start that right now (I do have a RentProtect policy in place)

I suppose I'm hoping that a professional report might convince the tenants that there isn't any more I can do, and they either make a change to their lifestyle or ship out. They are private tenants.

Grateful in advance

Having had the King and Queen of Mould (and blocked drains) once as tenants,I did quite a bit of research. Black mould comes from inside. It cannot withstand something or other in the mortar,so would be destroyed if it tried to creep in from outdoors. Nearly all mould is down to lifestyle.If you get a report there is a possibility you will get some company/expert with affiiations to some  expensive product or process,so choose carefully. Better still,why not do what I did.I got rid of the two ****wits by issuing s.21. Since then I have had normal people  who open windows,wipe condensation,,use the extractor fans.and heat the place. Problem solved. 

You might find it impossible to get someone to carry out the survey, because many damp prevention companies can't be bothered wasting their time.

As above, it's very difficult for mould to grow in external damp, because as water comes through the mortar and plaster it becomes alkaline (I think) which inhibits the growth of mould.
External damp also tends to exist in specific places, coming up from the ground or in from gutters or actual holes in the roof.
In a flat it's very rare to have issues with external damp in only one flat, simply because that's how flats "work".

I'd explain to the tenant that if they don't believe you, that they get in an expert and you'll review what they say (and if it turns out there is external damp coming in, you'll recompense them for the survey).
If the tenant was asking for advice, I'd suggest they call the environmental health department of the council - who'd undoubtably say the same thing as me.

A local Council up here once even had a Private Housing Standards booklet on mould, damp and condensation... it clearly stated - in its conclusions - something like if the property is adequately ventilated, insulated and heated and there's still trouble along these lines then it will be Tenant lifestyle... and it would be their responsibility to remedy.

If they're not paying the asked rent...
If you believe it's Tenant lifestyle...
If they refuse to accept this possibility...
Get shot.

Why is that ogre-like? You can take the opportunity do a reset... and get the market rent you believe you can achieve... then just wait and see whether the next Tenants suffer the same problem (if they do you'll be even more keen to work on the issue, if not... double-bubble!).

I'm very happy to read some of the replies to 'mould' because I have just posted for the first time about my tenant suing me because of mould that they are claiming is damp. They're also saying it's making their asthma worse so part of the claim is personal injury! I'm mortified!

They have low rent, only £600 / month for a 3 bed semi with south facing garden. This nonsense started when our agent said the rent should go up - market value for the property is up to £850
We said no just go to £725 until bathroom is replaced. All of a sudden a flood of complaints, we're being sued etc!

My two eejits reported the problem to Environmental Health.They agreed with me that it was down to the tenant's lifestyle.They tried the asthma card too,but apparently they all do this.In your position I would react very quickly,ask EH to inspect.They may make some suggestions,carry these out, and then issue 21.Relet at the higher rent. My pair had a good-sized garden with washing line,and a small covered patio,but persisted in filling the place with wet washing,never opened windows,pots boiling on the hob,fans  turned off ,failed to empty the dehumidifyer I bought them.