Agenda item

To receive an officer presentation updating Members on the current position with the Council’s housing regarding stock damp and mould cases.

The Assistant Director of Building Safety and Housing Property Services delivered a presentation and update on damp and mould in social housing.

Members received information on the causes of damp and mould. This included moisture sources, building and environmental conditions and occupant behaviour. Members were also informed on the mitigating factors such as controlling moisture, improved ventilation, managing temperature and insulation, using appropriate materials and finishes and adopting good occupant practices.

The Committee was presented with the service performance data for damp and mould inspections completed between April and July 2025. It was reported that 97% of all cases raised had been completed, with 89% of these completed within the internal target of 10 working days. Officers noted that four inspections remained outstanding, three of which were overdue due to access issues.

It was highlighted that the number of inspections increased in July 2025, coinciding with the release of information regarding Awaab’s Law. Members were also shown a comparison with performance trends from the previous year, as well as data on repeat cases and the tracking of live cases.

Members were presented with a comparison of the performance trends of the previous year.

Repeat cases and the current tracking of live cases was noted.

The new legislation for Damp and Mould was presented to the Committee as a process flow chart and it was noted that Awaab’s Law would be introduced to the Social Housing Act 2023 from 27 October 2025. The timeframes for when work would need to complete by was noted.

The Committee was informed of the composition of the damp and mould team, and it was noted that one surveyor post remained vacant. Reviews of the damp and mould policy, housing asset management processes, and the no access policy (in conjunction with the compliance team) were reported.

The Assistant Director advised that the average cost per case was £1,150. Monthly monitoring would continue as officers anticipated knock-on impacts from the forthcoming legislation.

In response to a question regarding emergency repairs, officers confirmed that the definition was contained within the Repairs and Maintenance Policy, available on the Stevenage Borough Council website. Members suggested that clearer photographic examples of emergency cases would be useful and officers noted that such cases were assessed on a case-by-case basis.

Questions were raised regarding communication between the Council and tenants, and Members stressed the importance of contractor accountability where works were incomplete. Officers explained that under the new contract, contractors would be measured against KPIs, which will be monitored and reported monthly as part of contract management arrangements.

In response to questions, officers confirmed that tenants received a written report with advice following inspections, which tenants signed to acknowledge receipt and understanding. It was also confirmed that surveyors’ qualifications formed part of the recruitment process to ensure staff competence.

Officers clarified that, should the budget be exceeded, additional resources would need to be identified to support residents. Quotes for works were secured from the relevant appointed contractor(s)by the Damp and Mould team, with competitive rates applied as a result of a recent procurement process, and post-inspections carried out.

In response to a question from the Chair regarding the effectiveness of Awaab’s Law, officers noted that it would enable clearer mapping of required actions and timeframes, as well as providing evidence of compliance.

The Chair also queried why budgets had been higher in previous years. Officers explained that overall expenditure should reduce over time as preventative measures addressed the root causes of damp and mould.

The Chair asked whether the retrofitting of properties had reduced cases of damp and mould. Officers advised that it was too early to determine the impact and that further work was needed to improve data collection on the housing stock. A clearer numerical understanding of reported cases would enable more targeted and effective action to address the issue.

The chair thanked officers for their contributions to the meeting.