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Irish Times
5 days ago
- General
- Irish Times
How do you get rid of mould in the attic and prevent it coming back?
A few years ago, my son had a friend insulate his attic. He recently discovered that a great deal of mould has since grown as it seems the attic was never properly ventilated. What can he do to get rid of the mould and prevent it coming back? The attic is an interesting source of additional space, particularly if it has the headroom to provide for a room that complies with building regulations, namely that it has a ceiling height of 2.4m for more than half the floor area. This ceiling height requirement is to ensure adequate ventilation of the space (Part F of the Building Regulations). But even if it isn't suitable for habitable accommodation, it can be a useful storage space. For the purposes of my answer, I have assumed it is being used as a traditional attic storage facility for the Christmas tree, suitcases, kids' school copy books and the like. Due to our damp climate, mould can form for a number of reasons, namely, inadequate insulation, inadequate ventilation and inadequate heating. More often than not it's a combination of all three. READ MORE Dealing first with inadequate insulation as a cause of dampness, consider the appropriateness of the insulation your son's friend put in. For example, sheep's wool will allow some moisture movement and is good for older buildings. Vapour-resistant rigid foam boards (also known as PIR boards) are good but must be fitted correctly to prevent condensation. And don't forget the attic hatch; make sure it is well sealed and insulated to prevent warm, moist air from escaping into the attic from below. Consider also that cold bridging may be causing a 'cold spot' in the perimeter extremities of the attic space. Take care to insulate around pipe penetrations, rafters and joists effectively, using insulated board as required. Consider removing the attic floor insulation (assuming this was used) and insulating the roof at rafter level. It will cost more to heat the house with this increased volume in the attic, but worth it if you use the space. When fitting the new insulation, you must take care that if going between the rafters, the insulation does not impede the natural ventilation between it and the slate or tile roof covering. Pat McGovern, chartered building surveyor and a member of the Society of Chartered Surveyors Ireland This brings us to the next cause of dampness on my list: inadequate ventilation. Perhaps the insulation that was installed has impeded the airflow from the soffit vents to the ridge at the peak. In most older houses, soffit ventilation is the most common form of attic insulation but is made redundant once quilts of insulation are packed in at eaves. A good flow of air must be maintained between the roof covering and the new insulation. Venting the attic can take many forms, including the installation of traditional open vents, fans or a mechanical ventilation system. Avoid blocking airflow with any new insulation, be that a vent or a ventilation gap. Consider gable vents if cross-ventilation is required or would help. [ Mould loves Ireland's damp climate – what can you do to fight its spread? Opens in new window ] Check that current vents are clear and free from blockage (and not stuffed with newspaper). Also check if a mechanical fan in the bathroom or en suite is simply ducted into the attic space above and not out through a roof tile/slate ventilator. The third main cause, inadequate heating, may be remedied by placing a heater in the space, ideally on a timer. The mould may be caused by warm air from the house rising and condensing in the attic insulation. In this case, consider installing a vapour barrier. This should be installed on the warm side of the insulation (facing the living space) to prevent warm, moist indoor air from reaching the insulation layer. Use an airtight seal at joints to close gaps where moisture could enter. Be sure to check for existing leaks, whether from a missing or broken slate or tile, poorly pointed or bedded ridge and hip tiles, leaking valley or parapet gutters or leaking chimney flashing. Check also that any roof timbers in proximity to these leaks are not affected by timber decay. Can these dry out properly? And, of course, check the water storage tank and associated pipework for leaks. If your insulation and venting work in unison, and there is no way for water to leak in, you should not have a mould problem in the attic. Pat McGovern is a chartered building surveyor and a member of the Society of Chartered Surveyors Ireland Do you have a query? Email propertyquestions@ This column is a readers' service. The content of the Property Clinic is provided for general information only. It is not intended as advice on which readers should rely. Professional or specialist advice should be obtained before persons take or refrain from any action on the basis of the content. The Irish Times and it contributors will not be liable for any loss or damage arising from reliance on any content
Yahoo
07-06-2025
- General
- Yahoo
Works to replace unsafe 'high fire risk' cladding on Thamesmead blocks
A housing developer will replace the unsafe 'high fire risk' cladding of eight Thamesmead tower blocks but residents remain frustrated, feeling the job is only half-finished. Residents of Royal Artillery Quays (RAQ) have campaigned for over half a decade to make their home safe after several investigations identified building defects in the residential complex that posed a serious fire risk. As previously reported by the Local Democracy Reporting Service (LDRS), chartered engineering and advisory firm Urban Change gave all eight buildings a high fire risk rating in 2022 primarily due to the 'poor workmanship' it identified in the installation of the external wall insulation (EWI) system. Urban Change found that fire break fixings were missing, not regularly spaced and made of plastic and not steel, making them more susceptible to failure if exposed to fire. The investigation also discovered that the expanded polystyrene (EPS) render system in the EWI wasn't thick enough, with the report stating: 'This could lead to early exposure of the combustible insulation to fire.' Barratt Developments, the original developer of the eight block complex that was built in 2002, has announced that work to remediate the problems found within RAQ's external walls will begin this month, at no cost to leaseholders. These works are based on the recommendations of the Urban Change report and have recently been approved by the Building Safety Regulator (BSR). A Barratt spokesperson said: 'As the original developer for Royal Artillery Quays, we remain committed to remediating any fire safety issues identified in the original construction of the buildings, at no cost to leaseholders, in line with our obligations under the Developer Remediation Contract we signed in March 2023. 'Now that the external wall remediation designs have been approved by the Building Safety Regulator, we look forward to starting works in mid-late June.' The Local Democracy Reporting Service understands that the work will involve the removal and replacement of the EPS render system contained within RAQ's EWI that covers approximately 90 per cent of the overall development building façade, as well as any other items identified as requiring remediation. Although pleased that this work will begin soon, RAQ residents still fear the job is not done as no plan to remedy problems found in the complex's internal walls has been offered. RAQ's property manager Rendall & Rittner commissioned fire safety inspectors to conduct a fire stopping survey at three of the eight tower blocks in 2019. The purpose of the survey was to test whether the internal sections and rooms within the tower blocks had sufficient structural integrity to prevent fires spreading from one part of the building to another. In a report seen by the LDRS, the inspectors stated: 'Our survey establishes that the areas, as surveyed, currently do not meet the minimum statutory requirements, and without remedial attention it is conceivable that any fire incident could result in significant loss and possible prosecution of The Responsible Person(s) and their individual Duty Holders.' RAQ resident George Boyd said: 'Crucially, the internal remediation work has not yet been approved. "We are aware of the potential for extensive costs, as evidenced by the £432 million spent to rectify similar internal defects at Olympic Village. 'Disturbingly, fire safety reports for RAQ, including the Gresham IMS report, highlight the serious nature of these internal defects, even suggesting the possibility of prosecutions in the event of a fire.' Mr Boyd also fears that the external wall remediation work won't go far enough either, as Urban Change stated that only the first two storeys of aluminium corner panels on RAQ's fire escape staircases would need to be replaced, despite the insulation of these panels having a Euroclass rating of E, the second most combustible rating in the fire class system. Urban Change said: 'The other corner panels higher up the stair core are not being replaced as there are no ignition sources externally or internally.' Mr Boyd was critical of this, claiming that this decision will condemn RAQ residents to permanently higher insurance. He said: 'While the external wall remediation is approved, we are deeply concerned that combustible materials, now prohibited in new constructions, will remain within our fire escape stairwells. 'Insurers have indicated that this will lead to permanently high insurance premiums, likely further increasing our already substantial monthly service charges. Furthermore, real estate experts have advised that this partial remediation, sanctioned by the BSR, is likely to have a significant negative impact on the value of our properties. 'As a long-term resident nearing retirement, my flat represents my life investments, and this continued devaluation is a major worry.' Another RAQ resident Sue McDougall said the remediation work 'will not make me feel safe' due to the lack of internal work being carried out. She said: 'Am I and other residents celebrating? Unfortunately, the answer from many of us is not yet.' Steve Day, chair of the Royal Artillery Quays Residents association, has been campaigning to rectify the fire safety problems at RAQ for over five years. He has been critical of Greenwich Council for not backing residents' claims that Barratt breached building regulations during the development's construction over 20 years ago. He said: 'We welcome the work starting on the external wall remediation, but are concerned that the internal remediation hasn't yet been scoped and signed off. 'The undermining of all our evidence by the council of building safety breaches at the time of construction severely hampers our campaign to ensure our internal remediations are done to the standards that are required.' Mr Day referred to an email seen by the LDRS that was sent to him by Greenwich councillor Rachel Taggart-Ryan on April 22 which stated: 'There is no evidence to suggest that the works were in breach of the Building Regulations applicable at the time of construction.' In response to Barratt's announcement that the BSR had approved the EWI remediation work, a Greenwich Council spokesperson said: 'We believe strongly that everyone in Royal Greenwich should have a safe and secure home. 'Royal Artillery Quays is a private development, and its cladding is the developer's responsibility. "We will continue to engage with residents and stakeholders as appropriate to ensure necessary action is taken. 'While we remain neutral in terms of the building's original construction, we're pleased a scheme of work, proposed by the developer, has now been agreed by the Building Safety Regulator and we understand that works are due to begin by the end of June 2025 to bring all buildings to the BSR standards. 'There are no specific powers available to the council to speed up the developer's process. Our priority is ensuring a swift resolution, mediating where appropriate, to ensure the works agreed between the developer and BSR are completed.'
BBC News
13-05-2025
- Business
- BBC News
London mayor urged to halt new Penge flats over fire safety fears
The mayor of London and Bromley Council have been urged to halt plans for what the Fire Brigades Union (FBU) has described as an "unsafe" block of flats in south-east a letter to Sir Sadiq Khan, the FBU said the planned 16-storey block at the old Blenheim shopping centre, Penge, risked a "fire safety disaster" as it would have only a single staircase as an escape Hadley Clarion said the scheme complied "fully with the latest building regulations and fire safety standards" after it recently reduced the height of the planned tower, and was subsequently granted planning permission by Bromley Hall said the mayor was satisfied the plans were "compliant". In an open letter signed by fire safety campaigners, the FBU general secretary Steve Wright calls on the Greater London Authority (GLS) to stop the project until plans meet the "highest standards of building safety".Mr Wright accused developers of attempting to "circumvent" planning rules by adjusting the height of the building to just 30cm (12in) the height limit permitted for blocks with single staircases. "This is an attempt to cut corners and get around the building safety regulations introduced to avoid a repeat of the Grenfell Tower tragedy," Mr Wight said."If the development goes ahead in its current form, residents of this property will only have one staircase which they can use to evacuate. This could cost lives."A spokesperson for Hadley Clarion said the building was re-designed twice to comply with "evolving legislation". The Blenheim Square development will see the current shopping centre demolished and the construction of 230 homes, including 73 affordable homes, as well as commercial the plans were were first proposed in 2022, the law was changed requiring any new residential building in England more than 18m (59ft) to have two staircases installed as fire escape routes - part of a government response to the 2017 Grenfell Tower for one of the blocks initially designed to six storeys high, 18.74m (about 61ft), with a single staircase were then revised down to a height of the London Fire Brigade's continued concerns about fire safety, Bromley Council approved the development in March 2024. The mayor of London has the power to intervene in local authority planning decisions, but his office said the application was found to be "compliant with London Plan policies on fire safety" and that the mayor was "content" for Bromley Council to rule on the plans.A City Hall spokesperson added: "We aware of the FBU's concerns and hope FBU and Bromley can meet and find a solution that all parties are happy with."The Hadley Clarion spokesperson added: "At a time when London faces its worst housing crisis in generations, with record numbers across London - including in Bromley - living in temporary accommodation, town centre regeneration projects like Blenheim Square are exactly what the capital needs."
The Independent
13-05-2025
- Politics
- The Independent
Expert warns against quick-fix online fire safety training years after Grenfell
The chairwoman of a group reviewing building control in England in the wake of the Grenfell Tower blaze has vowed she is determined to bring about a 'culture change', as she warned against 'dubious' online training courses on fire safety. Dame Judith Hackitt criticised 'quick fixes' which she said will not work towards rebuilding public confidence in an industry which has been heavily criticised since Grenfell, and urged businesses to see proper training as an investment rather than a cost. She will chair the first formal meeting of the Building Control Independent Panel this month, set up to look at whether changes are needed to the current system across England. The Grenfell Tower Inquiry found an issue with building control bodies tending to co-operate with companies who wanted their proposals to be approved, instead of enforcing building regulations 'rigorously'. The inquiry recommended an independent panel look at whether it is in the public interest for building control functions to be performed by those with a commercial interest in the process, or whether all such functions should be carried out by a national authority. The panel is due to present a report to the Government in autumn and Dame Judith suggested it will be as 'hard-hitting' as her 2018 one. That report identified 'deep flaws' within the building regulations system, as she argued ignorance and indifference had created a 'race to the bottom', where there was a desire to do things 'as quickly and cheaply as possible rather than to deliver quality homes which are safe for people to live in'. Asked what might be expected from her report this year, Dame Judith told the PA news agency: 'I think my track record speaks for itself, doesn't it? I'm unlikely to change my approach. 'I was honest and hard-hitting in my report seven years ago. I've continued to keep the pressure on government and on industry for the last seven years. I see no reason to change. 'I am determined to drive through this culture change that is needed across the whole of the built environment.' Next month will see bereaved and survivors mark eight years since the fire in west London in June 2017, which resulted in 72 people losing their lives. Asked what her message is to the many who say they have still not seen justice delivered or enough wholesale change in the system so many years on, Dame Judith said: 'I share their frustration that it's taking so long, but that's no reason to give up. 'We will get there. We will drive this change. We owe it to the people who lost their lives to do that.' Dame Judith said she is 'absolutely confident that things are better now than they were in 2017' after building control came under the Building Safety Regulator which launched in 2023. She added: 'We have moved from where we were. Is that enough? Is there more we need to do? 'I'm not going to speculate until we have looked at the evidence, but we will do that at pace, and we will deliver our report before the end of the year.' Dame Judith urged 'more people to take personal responsibility and leadership in different parts of this built environment sector' after recently visiting a fire door safety centre which she praised for its efforts. She said businesses must understand that proper training is essential as 'money spent on cheap training and substandard training is money wasted'. Dame Judith added: 'Spending it on this sort of training is an investment in your people. It's not a cost.' She praised Fire Door Maintenance Training and Development, which describes itself as the largest such practical training centre in the UK, saying she saw a 'real sense of purpose' in the people training there. Dame Judith said that despite the sector-wide knowledge of the need for thorough training in aspects such as ensuring fire doors are properly maintained, the take-up of such training has been 'very mixed, very variable, and some of the training courses that have sprung up, I think, are of dubious quality to say the least, particularly online ones'. She referenced one-hour online video training which might promise someone competency once they had completed it but added: 'That's not the case.' Dame Judith added: 'Let's be clear, there's a place for online training and familiarisation. 'But to get people to the level of competence that they need to be on things that are safety critical, like fire doors, that practical training with someone assessing whether you are doing the job properly and are competent to do the job properly, is crucial. 'We're trying to rebuild public confidence here in an industry, and quick fixes aren't going to do it. 'You know, a quick training session online in many cases, is just not enough.' She highlighted Fire Door Maintenance as 'what good looks like' in an industry where many others have been slow to act and change. Nicola John, managing director at the firm which sees people training in realistic settings with doors and corridors, said they wanted to offer a 'practical training facility for practical people doing a practical job' in contrast to online courses alone. Ms John added: 'The issue that we have is that it's not currently mandated, so we only attract the people who have the same mindset currently.'
CBC
07-05-2025
- Business
- CBC
Saskatoon considers return to stricter energy efficiency building codes
The province reduced its energy efficiency regulations for building new homes earlier this year. A report from Saskatoon city hall says higher standards need to be met.
