The Health & Safety Executive claim it to be the greatest single cause of work deaths in the UK, and according to the British Medical Journal it kills more than 3,000 people in Britain each year. With a billing like this there’s little doubt that asbestos is something not to be trifled with. Since the introduction of the Control of Asbestos Regulations 2006, the government agrees. Employers who handle the substance in any one of its forms are now required by law to hold a special licence that permits them to work with asbestos.

The dangers of asbestos are, of course, nothing new. Blue and brown asbestos were banned from use in the UK during 1985. This was followed sometime later by a ban on the use of white asbestos in 1999. The 2006 regulations continue to enforce these bans, and bring a new level of control to the people who work with asbestos in a professional capacity – plumbers, electricians, demolition contractors and asbestos removal firms among them.

With the asbestos bans having been firmly in place for several years now, it might seem peculiar to some that new regulations as recent as last year are needed at all. While it could be viewed in some quarters as health and safety ‘gone mad’, the government view it as an apt precaution. The problem is, and has always been to be honest, that many thousands of properties across Britain still have asbestos in them. These are generally properties built between the 1950s and the early 1980s when the building trade used asbestos extensively in materials ranging from concrete and bricks to bath panels and pipe lagging.

Why was asbestos used? The answer is in the material’s unique properties. Asbestos you see, when mixed in with a host material, provides that material with greater rigidity and improved fire resistance. Only in the late 1970s did it emerge that asbestos used in this way could be detrimental to our health.

Health impacts of asbestos

Buildings with asbestos in them – so long as the asbestos remains undisturbed – are not a health hazard. The problem comes when people have work done to their homes, or turn their hands to a spot of DIY. Disturbing the material can release asbestos dust and fibres into the air, potentially bringing a whole host of health issues home to roost.

Inhaled asbestos fibres for example lodge in the lungs and produce scarring. Known as asbestosis the scarring – a form of fibrosis - causes the lungs to shrink, making it difficult to breathe. Asbestos exposure also brings about pleural thickening of the lung – a condition that restricts the expansion of the lungs during the breathing process. When combined with asbestosis, sufferers find it almost impossible to breathe normally.

But, without a doubt, the most serious side effect of asbestos dust and fibre exposure is cancer. There are two forms – mesothelioma and lung cancer.

Mesothelioma begins as a malignant tumour in the pleura membrane that surrounds the lung and is almost always caused by previous exposure to asbestos. Once developed the prognosis is not good. Statistics show that around 75% of people who contract the cancer die within a year. Long-term, very few live on.

As for lung cancer, the risk of contracting the disease is greatly heightened by prolonged and heavy exposure to asbestos dust. When combined with smoking the risk becomes phenomenally high. However, for smokers who have been heavily exposed to asbestos but then stop smoking, the risk decreases significantly.

Asbestos in your home

If you discover asbestos in your home the first rule is not to panic. If it remains undisturbed or is covered by a membrane, such as a non-permeable paint, it won’t be a health hazard. The main problem comes if you sand, drill or saw through it as you risk releasing asbestos dust and fibres into the air that could affect your health. Therefore, avoid attempting to remove and dispose of asbestos yourself. It is much safer to bring in a qualified and trained professional rather than run the risk of exposing yourself and your family to a potentially very hazardous substance.

Your best course of action then is to first contact your local authority and request an asbestos inspection. The council inspector will be able to identify if asbestos is present and the risk it poses to you. Once identified the council will advise on how to have the asbestos safely removed from your property. You can then make the arrangements with a specialist contractor, leaving you free to get on with your life.

In the last article I touched on fire safety in HMOs — Houses in Multiple Occupation. These are buildings, such as individual houses, flats and maisonettes, where three or more tenants occupy the building, but in two or more household units within the property. So, for example, a house rented to three unrelated students would be an HMO, as would a larger property that has been split into separate living accommodation and rented out to multiple individuals or families. It should be noted however that properties consisting entirely of self-contained flats are, in general, not classed as HMOs provided that the conversion of the house to flats fully complied with the 1991 Building Regulations. If the flat conversions failed to meet these regulations then HMO status applies — but only in circumstances where more than one-third of the flats are in use by tenants on short term tenancies.

For HMO properties certain laws apply to safeguard the welfare of tenants occupying the premises. These include stringent fire safety laws. So, landlords and tenants, it’s time to listen up. It matters not whether you are an experienced landlord with HMO properties or a seasoned HMO tenant, this article is for you and for all the landlords and tenants out there who are new to HMOs and the regulations that apply to them. What is contained in this article could save your life and, quite conceivably from the landlord’s point of view, spare you from serving a prison sentence!

You and the law

On October 1, 2006 new fire safety laws came into force. For HMOs it requires that a fire risk assessment of the building be conducted, and that adequate provisions are made for fire detection, fire fighting and escaping the fire. These elements are outlined below.

Fire risk assessment:

Landlords are responsible for conducting regular fire risk assessments in their HMO. The assessments can be performed by the landlord themselves, or by a responsible and competent person operating on behalf of the landlord. No official fire safety certificate is required from the assessment — it is purely an exercise in identifying and managing risks.

Government guidelines suggest that fire risk assessments be approached in five steps…

Step #1 - Identify fire hazards. This requires the assessor to pinpoint sources of ignition, fuel and oxygen - the three components needed for a fire to start.

Step #2 - Identify the people at risk. This includes those living in the accommodation as well as neighbours who may be affected by a fire at the property.

Step #3 - Evaluate, Reduce, Remove and Protect from risk. Evaluate the risk and take action to lower the risk based on your findings.

Step #4 - Record, Plan, Inform, Instruct and Train. Keep a record of your fire assessments and the actions that you take as a result. Put an emergency plan in place so people know what to do in the event of a fire.

Step #5 - Review. Keep your fire assessments under constant review. Plan regular inspections and update your actions and emergency planning to take into account changes in the property and in the fire safety laws.

For further details on how to conduct a fire assessment do go and speak to your local council or fire service.

Fire detection and warning:

The new fire safety laws require that you deploy adequate fire detection and warning systems in HMOs. In some instances, battery operated smoke detectors won’t cut it. You may instead find that you need an automatic detection and warning system hard-wired into the building, and which is operated from a central control panel. If you are in doubt as to which type of detection system best suits your HMO you should consult your local council or fire safety officer.

Fire fighting equipment:

If a fire is detected HMO tenants need adequate equipment available to tackle the blaze. Serviced and operational portable fire extinguishers must be located on each floor of the property, and in sufficient number. Hose reels and sprinkler systems may also be considered in larger HMO premises, as should access to the building and its floors by the fire brigade. Other installations needed for good fire control are self-closing fireproof doors that can withstand up to 30 minutes of heat.

Fire escapes:

The landlord is responsible for the provision of internal and/or external fire escape routes in the HMO. This could be one or more set of external stairs, internal stairs, corridors or walkways. All escape routes identified as such will need to be fireproofed. The landlord is also responsible for providing adequate signage on where the escape routes and fire exits are located, and how they are to be reached in the event of a fire.

For HMO tenants

If you are a tenant residing in an HMO you should make it your responsibility to ensure that your landlord complies with current fire safety laws. If you think that your landlord is not fulfilling their obligations you should first speak, or better write, to your landlord to inform him/her of your concerns. Ask for a response and for a commitment to addressing the issues raised. If no positive action is forthcoming do contact your local council or fire service. They will inspect the property, and in circumstances where
there is non-compliance with fire safety laws, they can take steps to remedy the situation. In some circumstances the council may bring prosecution proceedings against the landlord.

Safety Tips for tenants

• Leave a door key accessible at a low level - where smoke will not initially reach - or in the front door, and make sure all occupants are aware of its location. This will make it easier to escape the building in the event of a fire.

• Where old sash windows were replaced with double glazing and only the top part can be opened it is a good idea to leave a hammer close by so that the glazing can be broken and an escape made.

Fire Office Contacts

London: The London Fire Brigade is run by the London Fire and Emergency Planning Authority (LFEPA). Each London borough and the City of London has its own fire safety centre. To contact your local centre telephone LFEPA on 020 7587 2000.

Manchester: The Greater Manchester Fire and Rescue Service covers Bury, Manchester, Salford and Stockport. For details of your local fire safety office you can contact the main switchboard on 0161 736 5866.

Most importantly, be sure to have your Mezuzos checked at least twice in seven years, after all it’s your safety which is at stake.

Mould around windowsills, which is sometimes caused by condensation, and on walls and ceilings is a familiar sight to homeowners up and down the country. Like a virus this black-grey and green mass seems to spread into our rooms, resisting our increasingly desperate attempts to shift it with the latest cleaning products that promise much but deliver little. Without a doubt, it is an eyesore - and an embarrassment when you’ve invited guests around to stay. But did you know that mould is also a hazard to your health and to the health of those who you invite into your home?

Mould health hazards

Indoor moulds are fungi that develop in damp / moist areas of the home. When conditions are right for mould growth (but wrong for us) the mould releases high levels of spores into the air in its efforts to reproduce. These spores, which are invisible to the eye and are often odourless, can cause respiratory illnesses in people who are exposed to them.

Most at risk are allergy sufferers. When mould spores are breathed in they irritate and inflame the airways. Allergic rhinitis, bronchitis and sneezing are common ailments that result from exposure. Children with soft lung “linings” and asthma sufferers too may find their breathing compromised by mould spores - a situation that could bring about a sudden asthma attack.

But being an effective allergen is not the only way mould can affect our health. When the environment is right, some types of mould, such as stachybotrys - a common indoor mould that thrives in damp spots and takes on a black slimy appearance - excrete gaseous compounds as part of their life cycle. Known as mycotoxins these odourless releases are poisonous and will cause harm, especially to people living with them 24/7. If the level of mycotoxins goes unchecked long-term exposure could end up being lethal.

Tell-tale signs

Recognising the signs of mould growth is the first step on the road to solving your mould problem. Around windowsills look out for the appearance of dark spots and patches growing in, on or under the sealant around the frame. Look too for furry mould growth on seals that edge the window glass. Peeling paint on walls and ceilings is a sure sign of damp - the precursor to mould growth. If your wallpaper becomes discoloured and begins to peel check that too for dampness. Detecting damp conditions that aid mould growth on floors can be difficult if your floors are carpeted. Look carefully at the condition of the carpet and check for moss, lichen and algae growths. For wooden floors the same applies. Woodworm damage too is a sign that you could have a damp problem.

Solving the problem

If you have a mould problem in your home you’ll need to urgently identify the source of the mould. For mould to grow it needs a water source. This could be something as simple as water running down brickwork from a leaking gutter, or it could be something more serious such as rising damp. For leaks emanating from your roof consider enlisting the services of a roofing specialist. They can help you track down even the smallest of breaches in your roof that could be letting rainwater seep in. If the problem is on the ground level you may want to bring in a specialist damp coursing company to evaluate if there is an issue with your damp proofing. Should they identify this as the root of your problem they will use injection equipment to put in place a new damp proof barrier under your home. Reputable companies will provide a long-term guarantee for their work.

Whatever the cause, once you’ve identified it, you can take steps to remedy the situation, cutting off the mould’s moisture supply.

Next, remove the mould growth that you have in your home. Use a fungicidal wash to do this. The most reliable washes are those that carry Health & Safety Executive approval. Follow the product’s instructions and then redecorate the areas affected with a fungicidal paint or polystyrene-backed wallpaper to prevent mould reappearing.

Finally, take steps to better ventilate your property. Condensation, even though you may find it not to be the primary cause of your mould problem, certainly does not help your situation. If condensation is bad it could reawaken mould growth in those problem areas or it could introduce mould to new areas of your living space.

Dehumidifiers are an excellent way of controlling indoor moisture. They are frequently used as a way to reduce incidences of condensation. You should also think about your property’s insulation. The less the air temperature in your home swings around, the better protected you’ll be from any recurrence of a mouldy nightmare!