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It is my view and experience that condensation and mould is not usually caused by the lifestyle of the occupier but by faults in construction. Plumbing leaks and rising damp are continuous processes whereby structures become soaked, present a large surface area where evaporation takes place. Evaporation is also, therefore, continuous and, as it takes 540 times as much energy to evaporate a quantity of water as it does to raise its temperature 1 degree Celsius, the surrounding area will cool substantially and allow mould growth to become established. Mould growth, with rising damp, is inhibited as the salts in the water prevent its growth. Occupiers when complaining of damp are frequently amazed to find that my instruments do not detect damp where the mould is but often find it in places remote from the damp. As Burkinshaw and Parrett state mould is a consequence of condensation it is for the surveyor to establish the cause of the condensation (Diagnosing Damp). I have recently inspected a house where the tenant reported that he has been complaining of mould for six years and, he states, no work was carried out as the surveyors from the council blamed it on his lifestyle. It is unfortunate that modern publications on mould and problems of condensation tend to identify the cause as the occupier's "lifestyle". This is stereotypical rather than evidence based and can be compared to the views put forward in Chapter 3 of George Orwell's Road to Wigan Pier where he states, "But doubtless even at this late date the old ladies in Brighton boarding-houses are saying that 'if you give those miners baths they only use them to keep coal in'." The councillors of Bilston in the 1940's reinforced the stereotype. They invited Otto Neurath to advise them on their new housing scheme. The town clerk of Bilston, A V Williams, commentating on the visit, wrote that "the councillors expressed some worries about the removal of people from highly unsanitary conditions into new houses of modern design. There was a fear that the bathroom might be converted into the coal cellar, also that the disinfection officer would very shortly be fully occupied removing bed bugs from the new houses" The BRE booklet Tackling Condensation makes no mention of disrepair as a cause of condensation and its case studies concentrate on lifestyle. Whilst BS 5250 Control of condensation in buildings does make passing reference to repair a cursory examination of the text would consider that condensation problems are solely related to lifestyle or building design with emphasis on heating, insulation and ventilation. A more enlightened view of condensation and mould is presented by Ralph Burkinshaw and Mike Parrett in the publication Diagnosing Damp Published by the RICS 2003. This states on page 37, The confirmation of condensation is not a diagnosis: it is the starting point for further investigation to establish causation. Whilst endorsing this point Burkinshaw and Parrett do still consider that, Lifestyle can be the dominant factor in cases of condensation. This is particularly apparent where a change of tenancy results in condensation problems in a house or flat which were not occurring previously. It is my view that condensation and consequent mould growth are present in highly specific circumstances. If the temperature of a surface is above the specific dewpoint relative to the humidity that is present there will be no condensation, if it is a fraction below the dewpoint condensation will occur. This does not necessarily mean that the fault is a lifestyle problem but may still relate to a structural defect where a change in lifestyle by the occupant has either increased slightly the humidity or reduced the temperature. For example somebody changing from nightwork to daywork may increase humidity at night when they are asleep and surfaces are cold and thus increase the risk of condensation. Previous to the change the structure may have been able to "cope" with the moisture generated from a minor defect that may be present, such as a leaking flush pipe to a w.c., without condensation. Whilst there is a change in lifestyle I do not think that anyone would consider the change unreasonable. |
