Regulator finds widespread failings in way Rochdale Boroughwide Housing deals with damp and mould
The Regulator of Social Housing has found “significant failings” in the way that Rochdale Boroughwide Housing (RBH) deals with damp and mould, beyond the specific findings in the coroner’s verdict on the death of Awaab Ishak.
The investigation concluded that RBH has breached the regulator’s consumer and governance standards, and RSH has confirmed it is taking action to ensure the organisation “addresses its failings”.
In particular, the regulator has stated it is pushing RBH to “improve the way it is run and to fix its approach to managing damp and mould in tenants’ homes.”
RSH has today (15 December) published a Regulatory Notice for RBH following the breach of consumer standards (specifically the Home Standard and the Tenant Involvement and Empowerment Standard).
It has also published a regulatory judgement to downgrade RBH to a non-compliant grade for governance (G3).
According to the regulator, the investigation’s findings send a clear message to all social landlords that:
- Housing associations and councils need to ensure their homes are well maintained and of a decent standard.
- Landlords need to have systems in place to ensure their homes are free from hazardous levels of damp and mould, and deal with issues promptly and effectively.
- Social landlords need to listen to their tenants’ concerns, understand their needs, remove barriers to accessing services and respond promptly when they need to put things right.
Fiona MacGregor, RSH’s Chief Executive, said: “Our investigation reveals significant failures in the way RBH manages damp and mould in its homes, resulting in harm to tenants.
“The tragic death of Awaab Ishak should have led to action to establish wider risks, but RBH failed to respond quickly or effectively. This is unacceptable. RBH needs to address the issues we have found and we will take further action if it fails to do so.
“Our judgement sends a clear message to social landlords that they must deal with damp and mould as the serious hazards that they are, treat tenants with respect, and take their concerns seriously.”
Responding to the regulatory judgement, Rochdale Boroughwide Housing said: “Today’s announcement by the Regulator recognises that failure and the mistakes we have made. We accept this judgement and we are already working closely alongside the Regulator to address their concerns and meet their expectations.
“A new Damp and Mould Taskforce has significantly accelerated remedial work. New translation tools are helping us better communicate with tenants. A £1.2m programme is underway to improve ventilation in every home on the Freehold Estate.
“Awaab’s death is a defining moment for RBH – but also for the wider housing sector. Whilst it should never have taken a tragedy for change to happen, Awaab’s Law must be introduced to ensure there is lasting change."
Awaab’s Law is intended to make sure no other child, or anyone else, dies due to mould in their home. A petition calling for its introduction has been signed by more than 150,000 people.
The RBH statement added: “There are hard lessons to learn: process must never get in the way of people; tenant voice must always be valued; maintenance and property renewal should be prioritised; tenant safety must always be the first and foremost consideration."
RSH wrote to every social landlord on 22 November 2022 to highlight landlords’ responsibility to protect tenants from hazardous damp and mould.
The regulator has said that landlords will need to submit evidence by 19 December to “show they are dealing with damp and mould appropriately”.
Lottie Winson
