The Stevenage Borough Council Community Select Committee met on 16 September 2025, receiving updates on social housing damp and mould issues, and tenant enforcement and tenancy audits. The committee noted the minutes of the previous meeting held on 3 July 2025.

Damp and Mould in Social Housing

The committee received a presentation on the council's approach to damp and mould in its social housing stock, ahead of new legislation coming into effect in October 2025. The presentation covered:

• Factors that contribute to damp and mould, such as leaks, condensation, poor ventilation and occupant behaviour.
• Mitigation measures, including repairing leaks, improving ventilation and insulation, managing temperature, and using mould-resistant materials.
• Service performance data for 2025, which showed that 97% of damp and mould inspections were completed, with 89% completed within the 10-day target.
• A comparison of 2024 and 2025 data, which indicated a slower year for pre-inspections in 2025.
• The process for tracking repeat cases of damp and mould.

The committee was informed about Awaab's Law, which comes into force from 27 October 2025 following the Social Housing (Regulation) Act 2023¹. The law introduces fixed timeframes for addressing emergency and significant hazards, including damp and mould, that pose a risk to residents' health.

The new regulations mean that landlords must investigate potential emergency hazards within 24 hours and significant hazards within 10 working days. They must also provide a written summary of investigation findings to the tenant within 3 working days of the conclusion of the investigation, and undertake relevant safety work within specified timeframes.

The presentation also outlined the council's current position on damp and mould, including:

• Recruitment of new staff, including a Damp & Mould and Disrepair Manager, a Damp & Mould Lead Surveyor, and a Data Analyst.
• A review of the Damp & Mould policy and processes, and the No Access Policy.
• Mobilisation of new contractors, with KPI scorecards in place.
• A review of data and systems to ensure they are fit for purpose, including the development of new reports in line with Awaab's Law.
• Budget monitoring, with an average cost per case of approximately £1,150.

Tenant Enforcement and Tenancy Audits

The committee received a report on tenant enforcement and tenancy audits, which are carried out to ensure the right people are in the right homes, prevent fraud and misuse of resources, and build trust through fairness and accountability.

Tenancy audits involve housing officers visiting tenants' homes to verify their identity, check the condition of the property, and identify any potential issues such as unauthorised subletting, abandonment, health and safety hazards, or support needs.

The report highlighted that tenancy audits can prompt collaboration with internal teams such as Repairs, Damp and Mould, Asset Management, ASB² and Tenancy Sustainment, as well as external agencies such as the mental health team, social services, and the Police.

The report also referred to the Social Housing (Regulation) Act 2023, which gives the Regulator of Social Housing (RSH) stronger powers to proactively inspect and enforce standards. The new consumer standards require landlords to ensure tenant safety, service delivery and quality, which aligns with the council's target to complete tenancy audits on all of its properties over a 3-year period.

The process for carrying out a tenancy audit involves sending an appointment letter to the tenant, contacting them ahead of the visit, and conducting the visit at the tenant's address. The tenant must provide ID for themselves and other household members, and the housing officer takes photos of each room and outdoor spaces. Any repairs raised can be done via Rapid at the visit.

The report outlined the outcomes and follow-ups that may be required after a tenancy audit, such as referrals to Tenancy Sustainment, Welfare Benefits Team, SADA³, and Fraud. Complex repairs and damp & mould issues may require the tenant to be decanted. Complex cases involving hoarding or other mental health issues may require safeguarding referrals.

The council has set a target of 160 tenancy audits per month. However, 15% of audits between January 2025 and August 2025 were unable to be carried out due to lack of access. The report outlined the access and enforcement process, which involves sending multiple letters and warnings before serving a Notice of Seeking Possession (NSP) and applying for an injunction.

The report identified some trends emerging from tenancy audits, including unauthorised works carried out by tenants, household details not being up to date, and queries relating to new windows, doors, bathrooms and kitchens.

The report presented two case studies to illustrate the outcomes of tenancy audits. Case A involved a property where the tenant had carried out extensive, unsafe and unauthorised works, and the Housing Officer made several attempts before the tenant allowed access. The tenant was temporarily decanted, a Notice of Seeking Possession Warning was served, and the cost of works was recharged to the tenant. Case B involved a property where no concerns were raised during the tenancy audit, and a further audit will be scheduled in 3 years' time.

The report acknowledged some challenges, such as a decline in access rates during colder months and school holidays. To address this, the council's no-access process will support efforts to gain entry where needed.

The report outlined the next steps for the tenancy audit process, including developing a Tenancy Audit Policy to underpin and support the existing process, rolling out tenant satisfaction surveys, providing further empowerment and training for housing officers, working with the Communications team on providing How To guides for tenants, and introducing additional performance management targets.