The Property Care Association is warning of an increase in watershock in new builds – condensation and water streaming down from the roof space. Chief executive Steve Hodgson explains the problem and how it can be tackled
In recent months, we’ve commented on the issues relating to condensation and mould in the UK housing stock.
Late last year, that included the tragic story of Awaab Ishak, who was featured across the national media after an inquest cited mould as the primary catalyst to the toddler’s avoidable death.
It has become all too apparent that dampness in social and private rental accommodation is not unusual, and the conditions that the Ishak family were living in are not uncommon.
What issues have been reported in new build homes?
In tracking the issues reported to us, we’ve also become aware of another situation that has been developing – a rise in the number of condensation issues reported in new build homes.
Cases of condensation and water streaming down from the roof space, termed “watershock”, are on the increase.
It seems to particularly affect new homeowners who move into their properties over the Christmas break, and then struggle to manage problems with condensation months later. Throughout 2023, we’ve had reports of the issue, and in previous years too.
What causes watershock in new build homes?
The primary cause of this situation is that, as we see a new generation of homes being built to improved standards in terms of airtightness to aid energy efficiency, all the moisture generated from cooking, bathing and laundry needs to be removed through the property’s ventilation system.
However, sometimes new homes are finished to a tight deadline, without time for the water that is part of the construction process to dry out.
This means the property is already carrying excess moisture, and when people move in, that water load increases.
The ventilation system, already under considerable strain, has to process the excess moisture tied up in the building’s fabric. With few windows open in winter and baths, showers and tumble dryers all running, the home becomes even more loaded and this is when we see “watershock”.
This involves water flowing down walls and windows, as the ventilation system struggles to operate effectively.
Although it’s distressing and can look dramatic, with some simple changes and after a few months of warmth in the summer, the problem will generally resolve itself.
Usually, the house rights itself and the ventilation system goes back to full capacity. However, if the situation is not improving, it might need further attention.
A starting point for investigation will be the efficiency of the ventilation systems in place.
Less than 30% of installations in new builds complied with Building Regulations
In a PCA poll, carried out during a recent webinar on ventilation, more than 72% of the delegates believed that less than 30% of installations in new builds complied with Building Regulations.
This is not a new issue. Over the years, the PCA’s Residential Ventilation Group has actively called for greater compliance with Building Regulations when installing ventilation systems.
The group has pressed for more robust Building Regulations to tackle the issue and will continue to make the case for these changes to be made.
We believe that Approved Document F, which covers ventilation in the home, does not get the attention it deserves and is not enforced to the same extent as other areas of the Building Regulations.
The effects of failing to provide adequate ventilation should be taken much more seriously, as the physical and mental impact homeowners face living in a damp, humid home is significant.
In short, the provision of adequate ventilation should be taken much more seriously.
Steve Hodgson
Chief executive
Property Care Association
Tel: +44 (0)1480 400000
