Regulator of Social Housing finds significant failings in the way that RBH deals with damp and mould

A government regulator has found that Rochdale Boroughwide Housing waited nearly two years after Awaab Ishak’s death to check for damp and mould in other homes on the estate.

Following an investigation into Rochdale Boroughwide Housing (RBH), the Regulator of Social Housing (RSH) has found significant failings in the way that RBH deals with damp and mould across the organisation, beyond the specific findings in the coroner’s verdict on the tragic death of Awaab Ishak.

Awaab died in December 2020 as a result of a severe respiratory condition due to prolonged exposure to mould in his home, which was managed by RBH.
 

Read more: Prolonged exposure to mould in RBH flat led to death of two-year-old Awaab Ishak, inquest concludesPublished: 15 November 2022

The regulator has downgraded RBH to a non-compliant G3 governance grade (the second lowest on a four point scale). This means there are issues of serious regulatory concern which RBH will work with RSH to address.

The regulator found that weaknesses in IT and internal communications ‘led to vital information being missed’ and ‘wider failings within RBH meant that it gave the regulator inadequate information about damp and mould shortly after Awaab Ishak’s death’.

The regulator also found that ‘RBH did not treat Awaab Ishak’s family with fairness and respect, and the regulator does not have confidence that RBH is treating other tenants with fairness and respect’.

RBH said it accepts the judgement and is ‘already working closely alongside the regulator to address their concerns and meet their expectations’.

The housing association said it has set up a new damp and mould taskforce which has ‘significantly accelerated remedial work’ and that it has begun a £1.2m programme to improve ventilation in every home on the Freehold Estate.

 

 

The regulator found that:

• RBH waited nearly two years after Awaab Ishak’s death to check for damp and mould in other homes on the estate. When they did eventually check, they found hundreds of tenants living with damp and mould. Awaab Ishak’s death should have alerted RBH to the safety risks for its tenants, but it failed to act quickly and protect more tenants from potential harm.
• Wider failings within RBH meant that it gave the regulator inadequate information about damp and mould shortly after Awaab Ishak’s death. The widespread issues in its homes which it later found severely undermine RBH’s credibility and exposes significant failings in the way it treats damp and mould.
• RBH has weaknesses in its IT and internal communications, which led to vital information being missed. The repairs team were unaware of the concerns raised by Awaab Ishak’s healthcare worker, which may have enabled them to identify the risks earlier.
• RBH made incorrect assumptions about the cause of damp and mould in Awaab Ishak’s home and failed to act to resolve the issues. RBH did not treat Awaab Ishak’s family with fairness and respect, and the regulator does not have confidence that RBH is treating other tenants with fairness and respect.

Fiona MacGregor, chief executive of the Regulator of Social Housing, said: “Our investigation reveals significant failures in the way RBH manages damp and mould in its homes, resulting in harm to tenants. The tragic death of Awaab Ishak should have led to action to establish wider risks, but RBH failed to respond quickly or effectively. This is unacceptable. RBH needs to address the issues we have found and we will take further action if it fails to do so.

“Our judgement sends a clear message to social landlords that they must deal with damp and mould as the serious hazards that they are, treat tenants with respect, and take their concerns seriously.”
 

Read more: Gove withdraws £1m of funding to RBH following death of Awaab IshakPublished: 24 November 2022

A spokesperson for Rochdale Boroughwide Housing said: "Everyone at RBH is driven by a desire to provide safe and comfortable homes we are proud of. Yet, mistakes have been made. We failed Awaab, his family and the community we serve.

"We would like to once again to express our deepest sympathies for the tragic loss of Awaab, and we will forever remain sorry to his family.

"Today’s announcement by the Regulator recognises that failure and the mistakes we have made. We accept this judgement and we are already working closely alongside the Regulator to address their concerns and meet their expectations.

"We now have a long road ahead of us to regain the trust and confidence of current and future tenants, Rochdale Council, the Rochdale community, and the Regulator.

"This journey has already begun. Our new Interim Chief Executive, Yvonne Arrowsmith, has a proven track-record of transforming housing providers, and has made it a priority to listen and respond to tenant feedback.

"A new Damp and Mould Taskforce has significantly accelerated remedial work. New translation tools are helping us better communicate with tenants. A £1.2m programme is underway to improve ventilation in every home on the Freehold Estate.

"Changes to the membership of the Board have also started, and we can confirm that recruitment for new members, including a new Chair, will commence in January 2023.

"The Board remain fully committed to RBH and to the safety and wellbeing of our tenants. Stability is crucial at this time, and therefore the current Board will remain in post whilst recruitment is underway so that an orderly transition and handover can take place with the new appointees in due course.

"To further support the governance of the organisation in this interim period, we are currently recruiting Special Advisors on Asset Management and Tenant Services, as well as a new Audit Chair.

"All new appointees to the Board will be approved by our Representative Body, and the Body will also be directly involved in the interview process, ensuring tenant voice is at the heart of these decisions.

"Awaab’s death is a defining moment for RBH – but also for the wider housing sector. Whilst it should never have taken a tragedy for change to happen, Awaab’s Law must be introduced to ensure there is lasting change.

"There are hard lessons to learn: process must never get in the way of people; tenants voices must always be valued; maintenance and property renewal should be prioritised; tenant safety must always be the first and foremost consideration.

"As we move forward, our priority is to continue delivering on our improvement plan as quickly as possible so that our homes are safe and comfortable. Under renewed leadership, RBH is determined to rebuild as an effective, responsive, and tenant-focused organisation that has mutuality at its heart."

 

 

Councillor Daniel Meredith, the council’s cabinet member for highways and housing, said: “The regulator’s findings have again exposed the inadequacies of Rochdale Boroughwide Housing and laid bare its indifferent attitudes towards its tenants.

“The report also supports what we as a council have been saying for some time; that the organisation is not fit for purpose and a radical overhaul that includes the reinstatement of council representation is required urgently. We welcome the news that the board is to be replaced and look forward to working with the regulator and the interim chief executive to ensure the required improvements are delivered quickly and confidence is restored in the organisation.”