(Now that I have received hardcopy of report, below, I did not know whether I should continue with original thread or start a new one).
I am the tenant of 15 months, always paid rent on time, no issues following inspections by letting agents etc.
I discovered mould in early Oct 2012, letting asst stated it was condensation cuased by my lifestyle. I disagreed but agreed to spray with her bleach solution suggestion and continued to vent/heat property appropriately.
8 Dec, mould back with vengeance, I reported immediately, letting agent & LL attended property and it was again stated to me that it was tenant lifestyle. On trying to explain/discuss how my lifestyle could not be creating the problem,my representative was told to shut up by LL.
I have been offered immediate exit without penalty by LL and I am happy to agree to this but now I am being refused a reference & have already been refused another flat.
I have forwarded EHO's report to Letting Agent this morning, asking (in light of the report would they now be agreeable to providing a reference as I was now homeless and living in a friend's floor) his email back said he would look in to the matter when he returns from Christmas holidays!!!!:(punch):
I am in the process of applying for a new flat and hope that bank statements etc will be sufficient.
Question - who do I pursue LL and/or Letting agent for legal redress? Am I allowed to ask if any legal expert here would be interested in taking up the cause professionally?
Thank you Mnh for Tenant
__________________________________________________ ____________
Address of Flat
Tenant: xxxxx
Without prejudice
None of the dampness in this property is the result of lifestyle of tenant.
Reasons for this conclusion are:
Almost no dampness in areas where it is normally prevalent such as bathroom (entirely free of all moisture), kitchen (no moisture damage), all ceilings throughout are free of dampness and mould growth, all window frames and sills clear of any mould or droplets of water.
Front left bedroom (not used for sleeping in)
The conspicuous black spot mould to the lower wall in the front left bedroom (as viewed from facing the front of the building) is entirely the result of structural defects. The character of the defined large black spots of mould and its locality is evidence that moisture is bridging across the cavity in the wall. This bridging could be due to a number of reasons including:
- cracks in the wall
- defective wall ties
- lack of cavity wall insulation/ or missing patch causing cold spot
- ingress of water due to weak mortar joints
- it may be coming in from the top of the wall and bridging across at a lower level. This building has a flat roof.
It is noted that the mould spots are only present where the outside of the wall is exposed to the elements. This is a relevant contributory factor. It should be further noted that this room is not used for sleeping in, which means even less moisture being exuded into the air. This negates any argument about lifestyle being the cause of the problem.
To investigate the exact reason, a brick could be carefully removed from the inside of the room from where the mould is most excessive and the cavity void examined to determine why the affected area of the wall is receiving the moisture. If there is water penetrating from somewhere a distance from the mould then a moisture content survey should be carried out to determine the source and course of the ingressing water.
Front right bedroom
There is slight mould beginning to appear on the lower part of the wall. There is no mould anywhere else in the room that is indicative of high levels of human moisture producing activity. The windows, other parts of the wall and ceiling have no mould or dampness.
The mould is where the floor is above the staircase in the common area, and has been caused by the cold area caused in this location as a result of the recent inclement weather.
Kitchen
No mould at all.
Bathroom
No mould at all.
Lounge
There is a negligible mould on external wall. If this was due to tenant behaviour, the mould would definitely be more widespread. This mould is almost certainly caused by a defect in the cavity wall leading to a cold area on the wall.
I have been informed that a lady representing XXXXX Letting Agents in insisting that the dampness and subsequent mould problems within this dwelling are entirely the result of the lifestyle of the tenant. I would be most interested in seeing the evidence upon which this conclusion has been reached.
Surveyed 19 December 2012 by
XXXXXX M.Sc., MCIEH
Chartered Environmental Health Practitioner
Stratford on Avon District Council
I am the tenant of 15 months, always paid rent on time, no issues following inspections by letting agents etc.
I discovered mould in early Oct 2012, letting asst stated it was condensation cuased by my lifestyle. I disagreed but agreed to spray with her bleach solution suggestion and continued to vent/heat property appropriately.
8 Dec, mould back with vengeance, I reported immediately, letting agent & LL attended property and it was again stated to me that it was tenant lifestyle. On trying to explain/discuss how my lifestyle could not be creating the problem,my representative was told to shut up by LL.
I have been offered immediate exit without penalty by LL and I am happy to agree to this but now I am being refused a reference & have already been refused another flat.
I have forwarded EHO's report to Letting Agent this morning, asking (in light of the report would they now be agreeable to providing a reference as I was now homeless and living in a friend's floor) his email back said he would look in to the matter when he returns from Christmas holidays!!!!:(punch):
I am in the process of applying for a new flat and hope that bank statements etc will be sufficient.
Question - who do I pursue LL and/or Letting agent for legal redress? Am I allowed to ask if any legal expert here would be interested in taking up the cause professionally?
Thank you Mnh for Tenant
__________________________________________________ ____________
Address of Flat
Tenant: xxxxx
Without prejudice
None of the dampness in this property is the result of lifestyle of tenant.
Reasons for this conclusion are:
Almost no dampness in areas where it is normally prevalent such as bathroom (entirely free of all moisture), kitchen (no moisture damage), all ceilings throughout are free of dampness and mould growth, all window frames and sills clear of any mould or droplets of water.
Front left bedroom (not used for sleeping in)
The conspicuous black spot mould to the lower wall in the front left bedroom (as viewed from facing the front of the building) is entirely the result of structural defects. The character of the defined large black spots of mould and its locality is evidence that moisture is bridging across the cavity in the wall. This bridging could be due to a number of reasons including:
- cracks in the wall
- defective wall ties
- lack of cavity wall insulation/ or missing patch causing cold spot
- ingress of water due to weak mortar joints
- it may be coming in from the top of the wall and bridging across at a lower level. This building has a flat roof.
It is noted that the mould spots are only present where the outside of the wall is exposed to the elements. This is a relevant contributory factor. It should be further noted that this room is not used for sleeping in, which means even less moisture being exuded into the air. This negates any argument about lifestyle being the cause of the problem.
To investigate the exact reason, a brick could be carefully removed from the inside of the room from where the mould is most excessive and the cavity void examined to determine why the affected area of the wall is receiving the moisture. If there is water penetrating from somewhere a distance from the mould then a moisture content survey should be carried out to determine the source and course of the ingressing water.
Front right bedroom
There is slight mould beginning to appear on the lower part of the wall. There is no mould anywhere else in the room that is indicative of high levels of human moisture producing activity. The windows, other parts of the wall and ceiling have no mould or dampness.
The mould is where the floor is above the staircase in the common area, and has been caused by the cold area caused in this location as a result of the recent inclement weather.
Kitchen
No mould at all.
Bathroom
No mould at all.
Lounge
There is a negligible mould on external wall. If this was due to tenant behaviour, the mould would definitely be more widespread. This mould is almost certainly caused by a defect in the cavity wall leading to a cold area on the wall.
I have been informed that a lady representing XXXXX Letting Agents in insisting that the dampness and subsequent mould problems within this dwelling are entirely the result of the lifestyle of the tenant. I would be most interested in seeing the evidence upon which this conclusion has been reached.
Surveyed 19 December 2012 by
XXXXXX M.Sc., MCIEH
Chartered Environmental Health Practitioner
Stratford on Avon District Council