Housing association criticised for failing to tackle damp and mould and pest infestations

One of Britain’s largest housing associations has come under fire for failing to tackle damp and mould, as more than 95% of residents report visible mould in one of its London homes.

Peabody, which manages the Nags Head Estate in East London, claims it has already spent over £1 million on improvements and is committing to a £3 million plan to improve the estate.

A report by the charity Medact and the Nags Head Tenants’ Association reveals that Peabody representatives treated damp and mould problems as “lifestyle issues,” suggesting that residents were to blame for the mould and damp.

More than half of households living with chronic health condition

According to the report, more than one-third of residents (36%) reported disrepair in their homes, sometimes leading to injuries.

When issues were reported, many residents said repairs took an unacceptably long time. Only 3% of tenants were satisfied with the response, while almost three-quarters (73%) said the problems remained unresolved.

More than half of households (57%) say at least one person in the home lives with a chronic health condition.

The report also reveals 86% of households reported new symptoms or injuries since moving into their properties, especially mental health and sleep-related issues.

Almost three in five households (58%) reported that at least one member has developed a respiratory condition since moving to the Nags Head Estate, which residents believe is linked to the widespread mould and damp across the estate.

Pest infestations in the building

Elsewhere in the Medact report, there are anecdotal accounts of pest infestations.

Residents claim that problems with bed bugs, biscuit beetles, cockroaches, wasps, mice, and rats were not adequately addressed.

While these issues came to light after the completion of the survey in December last year, Medact says they received reports of pest problems in at least 13 households across the estate.

According to the report, the situation appears to have been made worse by an inadequate bin system, including open-topped bins stored close to tenants’ homes.

Damp and mould issues treated as lifestyle issues

Medact accuses Peabody representatives of victim-blaming, claiming they treated damp and mould problems as lifestyle issues caused by residents.

According to the report, 83% of residents reported the presence of damp, and 95% reported visible mould.

Many residents claimed many of their homes were impossible to ventilate properly.

The Medact report said: “The data in this report exposes the long-term neglect of the Nags Head estate and the devastating health impacts – on both adults and children – of Peabody’s failure in its duties as a landlord.

“Most of the health harms documented are wholly preventable but effective interventions to address underlying structural causes have rarely been forthcoming. Instead, our findings show a pattern of victim-blaming, whereby tenants themselves were held to be responsible for the housing problems they had sought to have rectified in order to legitimise their landlord’s failure to address issues appropriately.”

In a list of recommendations to Peabody, the report says the housing association must make sure tenants have safe, warm homes by starting an immediate retrofitting programme with input from residents. It also suggests improving ventilation to stop condensation and mould.

Medact adds that the estate should be maintained through prompt on-site repairs, improved waste management, and effective pest control.

This is an important report

When contacted by Property118, Peabody told us the Medacat survey was done by 37 of the approximately 140 households and 35 households chose to complete the health section of the survey.

Tracy Packer, Peabody’s managing director for North East London, tells Property118: “This is an important report which was shared with us this week and reflects survey responses from around a quarter of homes on the estate. Last year we invested over £1m on improvements here and I’m committed to designing a £3m plan with residents which I hope will make a positive difference.

“I’m working closely with the tenants’ association, and I want to hear from all Nags Head residents to help us shape this investment and agree where the improvements will be made.

“Unfortunately, it will take time to resolve all the issues. Overcrowding will continue to be a huge problem and is a major part of London’s housing emergency as there simply aren’t enough family sized homes.”

Ms Packer adds: “With an average weekly rent of £137 and rapidly rising costs, our social rented homes cost far more to run than the rent can cover. This makes it an exceptionally challenging situation.

“But we are doing our best and are determined to improve. We’re listening and doing all we can to work with residents and invest as much as we can in looking after their homes and providing good services.”

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