COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SOUTH DUBLIN COUNTY COUNCIL

Monday, September 13, 2010

QUESTION NO.9

QUESTION: Councillor C. King

To ask the Manager to provide a report indicating his findings in relation to the investigations in to the issue of fungal spores and condensation in Council Houses, indicating what tests were carried out, how many houses were inspected, were weight tests carried out on pumped insulation in walls and what measures need to be taken to improve the current situation outside of the general advice regarding opening windows etc.?

REPLY:

A report to the April County Council meeting set out in detail, the background to this problem and the method by which it was being addressed.

Up to the middle of June, more than 40 detailed sureys were undertaken in housing units which had been the source of complaints received concerning dampness / condensation in the very severe weather experienced over the winter period. The tests carried out varied depending on the circumstances but included the use of thermal imaging cameras, moisture meters, checks on insulation, checks on dampproof courses, checks on vents / extractors, visual external and internal surveys to detect leaks, inspection of water tanks, window inspections and pressure checks on heating systems.

Pumped insulation is only used by the Council in cases of refurbishment and is not used in newer construction. The use of weights to test whether glass-fibre or rockwool insulation batts have slipped down inside cavity spaces has been overtaken by the more accurate and precise use of the thermal imaging camera .

14 dwellings were resolved following inpections and discussions with tenants.

In a total of 24 homes, defects were indentified requiring treatment which ranged through the following categories:

Condensation caused by defective roof insulation

Condensation caused by window defects

Cold bridging

Blocked or defective vents

Inadequate cooker extraction

Leaks in plumbing / heating systems

Lack of adequate ventilation practices on behalf of tenants

Treatment of Mould / staining caused by leaks which have been repaired

In all of these cases, remedial action has been identified across a combination of the following categories:

Repair / installation of wall vents

Window repairs

Insulation works to deal with cold bridging

Relocation of radiators

Repair / replacement of cooker hoods

Minor maintenance responses

In 9 ground floor apartments which are more prone to condensation due to less efficient air circulation than in a traditional two-storey house, three different fan-assisted ventilation systems are being piloted. Their operation / effectiveness will be assessed over a period and the selected solution will be brought into general use where condensation issues arise and can be resolved in this way.

The surveys undertaken to date represents more than 20% of the properties from which complaints were logged. Given the improved weather conditions since June, it was not practical to continue these surveys . They will be resumed from the end of September when realistic measurements can be obtained in climatic conditions which are more conducive to condensation problems arising. In premises with persistant problems equipment has been obtained to log temperature / moisture levels over a prolonged period rather than on a once-off basis.

It is expected that all relevant homes subject of reported problems will be assessed before the end of the year. Remedial works, where warranted, will be undertaken soon after assessment. The current programme of testing and remedial works where necessary is the most appropriate response to this matter. An information programme will also be undertaken in the Autumn to inform all Council tenants of the likely causes and solutions to condensation in their homes.