Damp

Blenheim Gardens RMO wants to help you keep your home free from condensation and damp. We hope you find this information useful.

What is condensation?

The air always contains some moisture, even if you cannot see it. Condensation is caused by high levels of moisture in the air. As the air cools it cannot contain all its moisture and tiny drops of water are formed. This is called condensation.

This is noticeable when the mirror steams up after a bath, the warm air touches the colder mirror and water droplets form. Condensation usually occurs when there is a difference between the temperate inside your home and the temperate outside. This is most common in the months November to March.

In your home, condensation most often occurs on the external walls or in places where there is restricted movement of air, such as in corners, near windows or behind furniture.

What can you do to avoid condensation in your home?

Cooking

Keep pan covers on saucepans and pots
Do not leave a kettle boiling
Open a window

Drying clothes

You should avoid drying clothes in doors
Drying clothes on radiators will simply keep the moisture in the room

Double glazing

Your windows are fitted with ‘K’ glass which:

Improves insulation
Reduces heat loss through your windows
Traps heat from the sun to reduce heat costs
Reduces heat loss by up to 30 percent

Please ensure your trickle vent at the top of all your windows are kept open at all times to aid ventilation.

Tumble dryers

Ensure you purchase a condensing dryer
Ensure that non vented dryers are vented through the window to prevent the build up of condensation

Central heating

It is not good practice to use your central heating intermittently, for example, two hours in the morning and five in the evening. It is far better and more economical, to have your central heating on continuously. Having the central heating on intermittently warms the air in your home but does not allow the walls to reach a stable temperature. This means that warm air from your radiator will hit the cold walls and could cause condensation to form. This gets worse when the radiators are turned off since the air cools rapidly. For more information of energy efficiency, please see our leaflet titled ‘Energy tips for your home’.

Treating mould:

If you already have mould, it can be treated with a special fungicidal wash. You can purchase these online. You should wear rubber gloves when you are using any chemicals and you should read the manufactures instructions carefully. Please do not brush the mould since this may release spores into the air which may cause breathing difficulties. Following this advice should ensure the mould does not reappear.

Further information

The following website can be used for some useful information and products regarding the removal of mould from your home.

Mould Removal Products | Mould Growth Consultants (mgcltd.co.uk)

Our response to damp, mould and condensation:

We understand that mould, damp, and condensation can create a potential hazard for our residents, and we treat these instances as a priority. We will follow damp, mould and condensation processes to ensure we take the correct action within the strict timeframes as outlined to protect the safety of our residents.

Our approach to mould, damp and condensation may result in repairs to a tenant’s home or major works being undertaken, Lambeth Council.

We will also provide detailed guidance, advice and support to help prevent damp, mould and condensation via newsletters, online and so on.

Our 10 commitments:

Mould, damp, and condensation remains’ a problem for too many of our residents. There are lots of factors that can cause mould, damp, and condensation, which can be challenging to manage. BGRMO however is determined to overcome these challenges and make the following 10 commitments to our residents experiencing mould, damp, and condensation:

We are committed to resolving issues in partnership with you and will communicate with you in a sympathetic way.
We will quickly diagnose the damp in your home. By prioritising inspections based on your individual circumstances and we will attend on an emergency or urgent basis when needed.
We will agree an action plan with you to resolve the damp, that will include timeframes and send it to you within 3 days of the inspection.
We will survey our managed stock and help to identify mould, damp and condensation issues at every opportunity such as when the annual gas service is being completed, whilst we are undertaking works in the property and or completing tenancy reviews. This approach will help us identify properties that are prone to mould, damp, and condensation. This will inform more regular and targeted maintenance. We will also provide financial support and advice to residents experiencing fuel poverty if this is noted as a contributory factor to the damp, mould and condensation being experienced.
We will check in with you regularly after the work is completed to make sure that the treatment has been effective.
We are investing in technology and working with partner organisations to help us understand and resolve damp issues.
We will prioritise resources to tackle mould, damp, and condensation issues,
We will work to secure additional funding to support upgrades to improve ventilation and insulation to make your home healthier and warmer.
We will offer alternative temporary accommodation via the Lambeth Council, if we are unable to resolve the issues being experienced.
We will review our commitments annually.

What tenants can do to help us achieve our commitments:

Report incidents of mould, damp, and condensation to us as soon as you notice it.
Ensure the fans in your home are clean and switched on and to report any faulty fans to us.
Remove all furniture away (at least 12 inches) from walls to ensure there is an airflow around the furniture.
Do not overfill cupboards since this restricts airflow.
Keep covers on saucepans and pots while cooking; and run cold water before hot for a bath will reduce the level of condensation developed.
Open windows and leave window vents always ope
Avoid drying clothes inside the property, especially on radiators.
Wipe off condensation from windows and use moisture absorbers, which can be obtained from us.
Let us know if your boiler is not working correctly or if you need advice on using it.
Turn your heating on to ensure the property is warm particularly during the winter months (the indoor temperature should ideally be maintained at a consistent level between 18°C and 21°C (64°F and 70°F).
Get in touch if you are experiencing financial difficulties and struggling to pay your utility bills; the RMO operates a hardship fund.

Reporting damp, mould, and condensation:

On the phone 020 7926 0158 / 07910 382 4072

By email: blenheimgardens@lambeth.gov.uk

By visiting us:

24 Prague Place

Blenheim Gardens Estate

Brixton,

SW2 5ED

We cannot accept reports via social media.

Upon receiving a request or becoming aware of mould, damp or condensation, we will diagnose the root cause. This may include completing an assessment during the initial reporting or in some circumstances, arranging a home visit within 10 working days. We offer full day, morning, afternoon as well as 2 hours’ time (on request) slots and can take the school run into account. An appointment to assess the cause of the damp and mould may be needed before works can begin. If urgent, we will attend within 24hrs (Mon-Fri) of the issues being reported.

We will investigate reports of mould, damp and condensation within 10 working days and emergencies within 24 hours. We will remove all significant risk within 5 working days from inspection, if not sooner. If we are unable to remove a significant hazard, we will temporarily move the tenant out of their home whilst relevant work is undertaken, in accordance with Lambeth Councils decant policy.

Supplementary work will be completed within 12 weeks. Where this isn’t possible, overall repair works will be completed within a reasonable period and be agreed with the tenant.

What we will do:

All reports of damp, mould and condensation will be dealt with on an individual basis with no assumptions being made about the cause.
Following a report, or becoming aware of mould, damp and condensation, we will investigate to determine the cause and carry out repairs in accordance with the tenancy agreement and our repairs policy.
We will deliver effective solutions based on the cause of the mould, damp and condensation.
We will keep the tenant informed about any investigation findings including an individual resident’s summary report (if required), being clear about the possible causes of mould, damp and condensation, any recommended solutions, necessary remedial works or actions and the estimated timescales for completion.
We will learn from residents’ feedback and complaints, to ensure we strengthen our approach when things go wrong.
We will promote and provide general advice and guidance on how to manage damp, mould, and condensation in the home via a guidance leaflets, newsletters and on our website.
If it is unsafe for the residents to remain in a property while the works are carried out, alternative accommodation arrangements will be made using Lambeth Council’s decant policy and procedure.
As part of our gas servicing program with Clapham Heating, it has been agreed for a visual inspection of any mould, damp, and condensation issues to be noted on the gas report provided with photographic evidence. A gas service is due in each of our direct managed properties and so this is an innovative approach.
As part of our annual 10% tenancy checks, we are targeting properties who had previously reported mould, damp and condensation issues.
We have been working with Lambeth Council in collaboration with the University of Cambridge and ‘Eyesea Green’ to pilot monitoring sensor system in residents’ homes so we can achieve a better understanding of the dynamics between external factors (weather), property archetype (design, location and structure) and occupants behaviour patterns interlink in the development and treatment of mould, damp and condensation.
We have installed a ‘Cosie monitor’ into one of our properties with persistent mould issues and introduced a ‘Aereco’ ventilation system as a pilot; this scheme may be rolled out if effective.
We are working in partnership with Lambeth council to retrofit homes which will including thermal insulation, new windows and upgraded ventilation.
The above action of our approach is referred to by the Ombudsman as ‘find their silence’, i.e. unreported incidents of mould, damp and condensation.

Access:

We take health and wellbeing seriously and it is important that residents allow our operatives and contractors access to their home to rectify damp, mould and condensation. If access is denied or refused, we will initiate injunctive action to secure access and ensure all works are completed.

Performance Measure:

Our response to damp, mould and condensation is monitored via residents’ satisfactory surveys sent on completion of each job.
We measure our response times for damp, mould and condensation requests and report; this information is captured internally.
Decoration of the home:
Tenants are responsible for decorating inside their home and keeping it in good order. Some mould; damp and condensation repairs may affect the decoration of the home. If this happens the area will be made good following the repair. This does not apply to access panels, hatches, or ducting covered with wallpaper, tiles, carpet, wood, laminate or other finishes. In these circumstances, the tenant will be advised before work is started.

Quality Checks:

The office team will be responsible for ensuring the RMOs systems are updated weekly.
Mould, damp, and condensation cases will be reviewed internally monthly by the Estate Director with operational advice provided to achieve resolution.
The RMO utilises a spreadsheet to monitor cases and updates action taken to resolve issues.
The RMO will routinely contact residents experiencing issues to ascertain if the works undertaken have eradicated the issues reported.
There is a follow up check 3 months after the completion of works. This is to check that the works have been successful in addressing the root cause of the issue and that the issues hasn’t returned. This will help to reduce and prevent repeated cases.

Leaseholders:

Leaseholders should manage and maintain their properties including issues related to mould, damp and condensation in accordance with their lease agreement. Any structural issues will need to be reported to the Council who are responsible for the structure. The RMO will support this process.

Staff Training:

We will ensure that staff are trained relevant to their roles on Awaab’s Law as well as mould, damp and condensation identification.

Responsibility of this policy:

Board members are responsible for the RMO and all services provided.
The Estate Director is responsible for this policy.
Our in-house repairs service will deliver in line with this policy, supported by several partner contractors who will help us with specialist skills.
All RMO colleagues have responsibility for reporting damp, mould and condensation and acting on issues noted.
Partners will be responsible for providing assurance that they operate to the standards set out in this policy, in line with Awaab’s Law.

Awaab’s Law:

In response to Awaab’s Law, Blenheim Gardens RMO board have review its approach to investigating and treating condensation, damp and mould.

Our aims and objectives:

To make sure all our managed homes are kept to a high standard and that our residents live in safety, comfort and warmth,
to manage the causes of damp, mould and condensation in an effective way,
to satisfactorily complete works within a specific timeframe, in line with Awaab’s Law,
to achieve high standards of residents’ experience,
to ensure residents get a service which is tailored to their needs,
to be open with residents, listen to them through residents’ feedback and involvement, and keep residents informed,
to meet the standards set out in the tenancy agreements and other legislative requirements,
to provide good management, governance, and oversight,
to provide value for money with service delivery

Updated 29/04/2026