0:00:02 > 0:00:03Oh, my God!
0:00:03 > 0:00:06The law says everyone has the right to a safe place to live.
0:00:06 > 0:00:10I wouldn't ever vision anybody living like this.
0:00:10 > 0:00:12But for thousands of people across the UK
0:00:12 > 0:00:15the reality can be more hovel than home.
0:00:15 > 0:00:17The house was a deathtrap, at the end of the day.
0:00:17 > 0:00:19In the battle for decent housing...
0:00:19 > 0:00:21Leaving things - that's what happens.
0:00:21 > 0:00:23This is totally unacceptable.
0:00:23 > 0:00:27..it's local housing officers who are on the front line.
0:00:27 > 0:00:30If somebody had died here you would be standing in a coroner's court.
0:00:32 > 0:00:35I'm Matt Allwright and I'm back with The Housing Enforcers.
0:00:35 > 0:00:37BANG! Oh!
0:00:37 > 0:00:40- You all right? - Yeah, good.
0:00:40 > 0:00:42I'll be with them as they tackle problem properties
0:00:42 > 0:00:44and slum conditions...
0:00:44 > 0:00:48- Faeces is an issue of... - "Faeces is an issue."
0:00:48 > 0:00:51..as they deal with dodgy landlords, nightmare neighbours
0:00:51 > 0:00:52and everything in between...
0:00:52 > 0:00:54No!
0:00:54 > 0:00:55That's incredible.
0:00:55 > 0:01:00..doing their best to help those in need of a happy and healthy home.
0:01:00 > 0:01:03- It's so good to see... - Oh, Margaret. Oh, Margaret!
0:01:07 > 0:01:10In today's programme I visit a flat where evicted tenants
0:01:10 > 0:01:13have left the place unfit to live in.
0:01:13 > 0:01:19Oh, my God, straightaway there's the smell of dog muck in little bags.
0:01:19 > 0:01:23Housing officers discover the worst bed in a shed we've ever seen.
0:01:23 > 0:01:25I think there might be somebody sleeping in there.
0:01:25 > 0:01:29There's nothing here that would accommodate a person.
0:01:29 > 0:01:32We meet the landlord whose tenant complained to the council about damp
0:01:32 > 0:01:34and then vanished.
0:01:34 > 0:01:37I don't like being lambasted as a bad landlord, to be honest.
0:01:37 > 0:01:39- Yeah.- Don't help you at all.
0:01:39 > 0:01:43And a chance encounter leads to good news in East London.
0:01:43 > 0:01:45We haven't set you up here.
0:01:45 > 0:01:49This is not a set-up and it appears we have a happy customer.
0:01:49 > 0:01:52Believe me, I can't tell you how much I am happy to see you!
0:01:52 > 0:01:53LAUGHTER
0:01:57 > 0:01:59When was the last time you heard anyone use the phrase
0:01:59 > 0:02:01"slum landlord"?
0:02:01 > 0:02:03Not that recently, right?
0:02:03 > 0:02:07Well, that's because we live in a country with laws that make sure
0:02:07 > 0:02:10housing meets basic standards -
0:02:10 > 0:02:12and it's not just landlords.
0:02:12 > 0:02:16There are laws that mean tenants need to behave, too.
0:02:16 > 0:02:21I'm working alongside the men and women from councils across the UK
0:02:21 > 0:02:26who enforce those laws. They are the housing enforcers.
0:02:33 > 0:02:37For most of us our home is our pride and joy
0:02:37 > 0:02:39but for the nearly two million households across the country
0:02:39 > 0:02:41on waiting lists for social housing,
0:02:41 > 0:02:44a home of their own is something they can only wish for.
0:02:46 > 0:02:51In Stevenage the council's empty homes team are on hand to make sure
0:02:51 > 0:02:53unoccupied properties don't lie vacant
0:02:53 > 0:02:57when they could be providing a home for someone in need.
0:02:57 > 0:02:59But they're often in need of substantial work
0:02:59 > 0:03:02and today team coordinator Lisa Ashdown
0:03:02 > 0:03:05is briefing housing officer Mukesh Ladwa.
0:03:07 > 0:03:10What I need you to do is go and inspect a property today.
0:03:10 > 0:03:11It was an eviction, OK?
0:03:11 > 0:03:16Carry out a full survey, decide what works are required and then
0:03:16 > 0:03:18obviously we can crack on with the works.
0:03:18 > 0:03:23Get it up to our lettable standard, then we'll be able to get it viewed
0:03:23 > 0:03:25and get it re-let.
0:03:25 > 0:03:27'Sounds straightforward enough but the tenant was evicted,
0:03:27 > 0:03:29'so it could be anything but.'
0:03:29 > 0:03:32What's the situation with this property?
0:03:32 > 0:03:34We don't quite know what state it's going to be in.
0:03:34 > 0:03:38I know it's not going to be pretty. Be prepared.
0:03:38 > 0:03:40What we find on the other side of the door could be nice
0:03:40 > 0:03:45- or could be nasty.- It's probably going to be nasty rather than nice.
0:03:45 > 0:03:48'There's only one way to find out exactly what we're dealing with,
0:03:48 > 0:03:50'so we'd better get on with it.'
0:03:50 > 0:03:54- Mukesh, you've got all the details? - Yes, I've got the serving details with me here.
0:03:54 > 0:03:58I'll go through the list and check all the repairs required
0:03:58 > 0:04:02- to be done.- And, crucially, have you got a car?- Yes.- Brilliant.
0:04:02 > 0:04:05- Shall we do that? Thank you. - OK, good luck.
0:04:05 > 0:04:08- Let me know what it's like when you get back.- Will do.
0:04:08 > 0:04:12Last year alone, local authorities in the UK carried out
0:04:12 > 0:04:15nearly 7,000 evictions.
0:04:15 > 0:04:18Even though it's only ever a last resort I still feel a bit
0:04:18 > 0:04:22uncomfortable with the job the council has to do today.
0:04:22 > 0:04:26So walking through the door today is pretty much just like...
0:04:26 > 0:04:29walking straight into that person's life as they left it
0:04:29 > 0:04:32at the moment they were evicted.
0:04:32 > 0:04:35Yes. Eviction is always like that.
0:04:35 > 0:04:40There's no pretty face on that side at all. There's always, you know,
0:04:40 > 0:04:43a scenario where there's a reason why they've been evicted,
0:04:43 > 0:04:46those people, there must be a reason behind it.
0:04:46 > 0:04:50Do you find that the reason people leave
0:04:50 > 0:04:54can determine the kind of condition that the flat is in?
0:04:54 > 0:04:58You know, so, let's say someone's deceased, then the flat will be
0:04:58 > 0:05:01in a different condition than if they leave willingly, like through
0:05:01 > 0:05:04an exchange or something, compared to if they're evicted.
0:05:04 > 0:05:08Correct. You go around and look for the defects in the building
0:05:08 > 0:05:10which requires to be carried out,
0:05:10 > 0:05:13within the lettable standard we have.
0:05:13 > 0:05:16Given what the empty homes team already know,
0:05:16 > 0:05:19I have the feeling we could have our work cut out for us.
0:05:22 > 0:05:24I think it's over there in that corner.
0:05:24 > 0:05:26- So these are all little studio flats?- No, not all of them.
0:05:26 > 0:05:29Some of them are studio, some are one-bedroom.
0:05:31 > 0:05:32Here we are.
0:05:32 > 0:05:37- So, almost nobody has been in here since they were...- Evicted.
0:05:37 > 0:05:39- ..evicted and the locks changed. - That's right.
0:05:39 > 0:05:43This lock is on the master, we can open it straightaway.
0:05:43 > 0:05:46'Even before we're over the threshold, it looks like Lisa
0:05:46 > 0:05:49'was right about this place - it really isn't pretty.'
0:05:49 > 0:05:51Oh, man.
0:05:51 > 0:05:54- Shall I go in? - Yeah, you go in first.
0:05:54 > 0:05:57- Be careful. - Yeah. I will do.
0:06:00 > 0:06:05'The previous tenant has left it in an absolutely terrible state.'
0:06:05 > 0:06:07Two internal doors have just been...
0:06:07 > 0:06:10- They've been smashed, probably, and damaged.- ..smashed and left here.
0:06:10 > 0:06:14You can see they're all split. They're useless completely so they need to be dumped as well.
0:06:14 > 0:06:17'But I wish the way it looked was the only problem.'
0:06:19 > 0:06:22Oh, my God, straightaway there's the smell of...
0:06:22 > 0:06:26- dog muck in little bags there. - Mm.
0:06:26 > 0:06:29So they clearly had a dog here.
0:06:29 > 0:06:33And if you were in any doubt about that, you can see the bottom step...
0:06:33 > 0:06:36Yeah, you can see they've chewed off that bit.
0:06:36 > 0:06:38It's been gnawed away. God.
0:06:38 > 0:06:40'Making repairs to its properties,
0:06:40 > 0:06:43'to ensure they meet a lettable standard,
0:06:43 > 0:06:48'cost Stevenage Council more than £750,000 last year alone.
0:06:48 > 0:06:50'Whatever the circumstances of the eviction,
0:06:50 > 0:06:53'I'm really shocked anyone could treat their home this badly,
0:06:53 > 0:06:55'and expect someone else to pick up the bill.'
0:06:55 > 0:06:59We try to get familiar with what's inside before we start
0:06:59 > 0:07:01touching anything in this condition because...
0:07:01 > 0:07:02I'm not touching anything.
0:07:02 > 0:07:05- Yeah, so we'll just walk up - are you OK with that?- Yeah, I'm fine.
0:07:05 > 0:07:09I'm with it but I'm just aware that wherever you step here
0:07:09 > 0:07:11you could be landing yourself in trouble.
0:07:11 > 0:07:15'Later, the trouble I'm having is accepting how much damage
0:07:15 > 0:07:17'the previous tenants have caused.'
0:07:17 > 0:07:21It's disappointing when you know the pressure that is on social housing,
0:07:21 > 0:07:23to give people somewhere to live.
0:07:23 > 0:07:26This is an opportunity for a great home for somebody.
0:07:35 > 0:07:37Oxford.
0:07:37 > 0:07:39The city of dreaming spires,
0:07:39 > 0:07:43famous for its historic architecture and academic pedigree.
0:07:43 > 0:07:46It attracts visitors and students from the four corners of the globe
0:07:46 > 0:07:50but away from the historic city centre and the university,
0:07:50 > 0:07:53Oxford has a huge housing problem.
0:07:53 > 0:07:56It's the least affordable city to buy in outside London,
0:07:56 > 0:08:01with house prices about 11 times the average worker's salary.
0:08:01 > 0:08:04It's also the most expensive area to rent in outside London.
0:08:04 > 0:08:06And with a shortage of accommodation,
0:08:06 > 0:08:10landlords have converted many family homes into flats and bedsits.
0:08:12 > 0:08:15Housing officer Will Christian is going to see one of these
0:08:15 > 0:08:18shared houses that the council has visited before.
0:08:18 > 0:08:22It does have a licence but the landlord was ordered to carry out
0:08:22 > 0:08:24some work to bring it up to standard.
0:08:24 > 0:08:27Today Will and his colleague, David North, are going to see
0:08:27 > 0:08:29if the work's been done.
0:08:32 > 0:08:35The windows have to have been changed from single
0:08:35 > 0:08:36to double glazing.
0:08:36 > 0:08:39We're also going to be looking at the general management -
0:08:39 > 0:08:42so, carpets, kitchen facilities.
0:08:42 > 0:08:45We're also looking at the fire detection in the property.
0:08:45 > 0:08:50Since 2011 Oxford City Council has prosecuted 48 cases
0:08:50 > 0:08:54where landlords failed to license properties or failed to comply
0:08:54 > 0:08:56with enforcement notices.
0:08:56 > 0:09:00This three-bedroom semidetached house needed a lot of work.
0:09:00 > 0:09:03The landlord who owns it has had action taken against him
0:09:03 > 0:09:04in the past.
0:09:08 > 0:09:12The first problem, as with any inspection, is getting inside.
0:09:14 > 0:09:17But some tenants aren't as security-conscious as they should be.
0:09:20 > 0:09:22It's just... That's ridiculous, innit?
0:09:23 > 0:09:26So there is a lock on the door.
0:09:26 > 0:09:28I don't know why they weren't locking it.
0:09:31 > 0:09:35Hiya. I'm Oxford City Council, environmental health.
0:09:35 > 0:09:38Do you mind if we have a look round the property?
0:09:38 > 0:09:40Yeah, is that OK?
0:09:40 > 0:09:43Once inside, Will and David start checking to see
0:09:43 > 0:09:46if the work that landlord's been asked to do has been carried out.
0:09:46 > 0:09:49And they've spotted something.
0:09:49 > 0:09:54It's a letter on the notice board from the managing agent.
0:09:54 > 0:09:58It says, "During my visit to the property earlier this week
0:09:58 > 0:10:00"I noticed there are additional mattresses in the bedrooms."
0:10:00 > 0:10:03This is a big concern for Will.
0:10:03 > 0:10:06The landlord's agent has a licence to house just four people here
0:10:06 > 0:10:10and it's his responsibility to make sure that's not exceeded.
0:10:13 > 0:10:15This is the downstairs cupboard.
0:10:15 > 0:10:18There's ladies' shoes and there's men's shoes.
0:10:18 > 0:10:23So there's seven toothbrushes within that downstairs cupboard.
0:10:23 > 0:10:24Possibly...
0:10:24 > 0:10:29owned by more than one person.
0:10:29 > 0:10:31It's looking more and more likely
0:10:31 > 0:10:34that there are extra housemates living in the house
0:10:34 > 0:10:36but limiting the number of occupants
0:10:36 > 0:10:40and enforcing regulations are vital measures to protect tenants.
0:10:40 > 0:10:43One of the things the landlord should have done is to make
0:10:43 > 0:10:48the staircase safer by lining it with flame-resistant material.
0:10:48 > 0:10:50It hasn't been done.
0:10:50 > 0:10:55Should a fire start there then it would very quickly compromise
0:10:55 > 0:10:58and collapse so everyone upstairs would be trapped.
0:10:58 > 0:11:02In the kitchen there are all sorts of problems.
0:11:02 > 0:11:05The extraction fan...
0:11:05 > 0:11:09doesn't work. The cooker looks in pretty poor condition.
0:11:09 > 0:11:11The ignition has gone.
0:11:11 > 0:11:15The actual hobs look in pretty poor condition as well.
0:11:15 > 0:11:18Although it's up to the tenants to keep the kitchen appliances clean,
0:11:18 > 0:11:22Will's spotted something that the landlord should have put right.
0:11:24 > 0:11:30Evidence of previous damp coming through. Tidemark up here.
0:11:30 > 0:11:33I presume the bathroom might be up there.
0:11:33 > 0:11:36There's every sign that a lot of people are using this property
0:11:36 > 0:11:39and it doesn't look as if the landlord has completed
0:11:39 > 0:11:41any of the required work.
0:11:44 > 0:11:47Will and David can't get access to the upstairs bedrooms
0:11:47 > 0:11:51because the tenants are out, so they head outside, looking to see
0:11:51 > 0:11:54if there are any more clues about how many people are living here.
0:11:56 > 0:11:58Garden's overgrown.
0:11:59 > 0:12:01It's unkempt.
0:12:01 > 0:12:07There's, uh...one, two, three, four five, six...
0:12:07 > 0:12:10Six bicycles.
0:12:10 > 0:12:13Leading me to believe there's more people probably in occupancy
0:12:13 > 0:12:14than there should be.
0:12:14 > 0:12:17Then Will makes a shocking discovery.
0:12:21 > 0:12:24Um, I think there might be someone sleeping in there.
0:12:26 > 0:12:29Beds in sheds are a growing problem in big cities
0:12:29 > 0:12:31and Oxford is no exception.
0:12:31 > 0:12:34Last year the council found 2,500 structures
0:12:34 > 0:12:36with no planning permission
0:12:36 > 0:12:39that seemed to be being used for accommodation.
0:12:39 > 0:12:42But you'd have to be desperate to sleep here.
0:12:45 > 0:12:49There's clothing in here. A suitcase.
0:12:49 > 0:12:52Some toiletries. Alcohol that's been drunk.
0:12:52 > 0:12:55I'm very shocked. This is ridiculous.
0:12:55 > 0:12:58There's a bed that's got a blanket.
0:12:58 > 0:13:00Phone charger.
0:13:00 > 0:13:02Even for experienced housing officers
0:13:02 > 0:13:04this is hard to make sense of.
0:13:04 > 0:13:07Steel door which is the bedroom door.
0:13:07 > 0:13:09Their front door.
0:13:09 > 0:13:12There is all the paraphernalia of a life here.
0:13:12 > 0:13:14Someone's been trying to turn this into a home.
0:13:16 > 0:13:18It's literally a garage.
0:13:18 > 0:13:22There's nothing here that would accommodate a person.
0:13:22 > 0:13:24Oh, God, there's a TV as well.
0:13:24 > 0:13:27There's electricity in here as well.
0:13:28 > 0:13:31This is a concrete garage with an asbestos roof.
0:13:31 > 0:13:35It's obviously not designed to be a space where someone can live
0:13:35 > 0:13:37and sleep in comfort.
0:13:37 > 0:13:41He has no protection against damp - and there's even worse.
0:13:41 > 0:13:45Over there you've got a hole in the roof that looks like they've tried
0:13:45 > 0:13:49to repair with sheets of glass and bits of insulation
0:13:49 > 0:13:51and it appears to be collapsing,
0:13:51 > 0:13:54which just all adds to the general feeling of
0:13:54 > 0:13:57you shouldn't have people living in here.
0:13:57 > 0:13:59Personally, I've never seen anything like this.
0:13:59 > 0:14:04All the heating they've got in here is that single electric one.
0:14:04 > 0:14:06Any long-term exposure to the cold
0:14:06 > 0:14:09and damp in here is going to have an effect on your health.
0:14:10 > 0:14:13This is an awful place for someone to be living.
0:14:13 > 0:14:16It's a foul, damp and dangerous structure.
0:14:16 > 0:14:19There's a big hole in the roof and a very dodgy arrangement
0:14:19 > 0:14:23of power cables near to the moisture-soaked walls.
0:14:24 > 0:14:29That's the power supply to the light, and heading down that way,
0:14:29 > 0:14:34which is presumably plumbed in to the house somehow.
0:14:34 > 0:14:37If you follow the cables you'll probably find out where.
0:14:39 > 0:14:42Looks like they may have ripped the lock off.
0:14:43 > 0:14:47Or unscrewed it, to be able to gain access in here.
0:14:47 > 0:14:50So it was padlocked shut.
0:14:50 > 0:14:54And they've taken the screws off so they can get in here,
0:14:54 > 0:14:56perhaps to use it.
0:14:56 > 0:14:58Of course, it's possible the landlord doesn't know
0:14:58 > 0:15:02someone's sleeping in his garage but he should be aware.
0:15:02 > 0:15:05The lack of progress getting the rest of the house up to scratch
0:15:05 > 0:15:09also demonstrates a lack of attention to the property.
0:15:09 > 0:15:11There's somebody definitely living in here, isn't there?
0:15:11 > 0:15:14We need to get back to the council and prohibit the use of this
0:15:14 > 0:15:17against any occupation.
0:15:17 > 0:15:21Coming up, the housing officers take urgent action to protect
0:15:21 > 0:15:24the person resorting to living in a garage.
0:15:24 > 0:15:30I'm taking the emergency prohibition order to the landlord's address
0:15:30 > 0:15:32and serving it by hand
0:15:32 > 0:15:35so that I know the letter has actually arrived at the property.
0:15:39 > 0:15:42'In Stevenage
0:15:42 > 0:15:46'I've been sent to help housing officer Mukesh Ladwa
0:15:46 > 0:15:50'inspect a flat that's become vacant after the tenant was evicted.
0:15:50 > 0:15:54'But barely past the front door it's obvious the previous occupant
0:15:54 > 0:15:57'left the property in the most appalling state.'
0:15:57 > 0:16:01I'm fine with it but just kind of aware that wherever you step here
0:16:01 > 0:16:03- you could be landing yourself in trouble.- Yes.
0:16:05 > 0:16:07'The filthy conditions are bad enough
0:16:07 > 0:16:10'but there's clearly been a much bigger problem here at some point.'
0:16:10 > 0:16:15So we've got a fire halfway up the stairs which looks pretty serious.
0:16:15 > 0:16:18Looks like they've either tried to start a fire of some sort
0:16:18 > 0:16:20or there's been an accident.
0:16:20 > 0:16:24That could have easily taken hold on the stairs and the whole block
0:16:24 > 0:16:27- would be in trouble.- That could be potentially a big fire.
0:16:27 > 0:16:29Right, let's go upstairs.
0:16:29 > 0:16:32'If the charred remains of the staircase are anything to go by,
0:16:32 > 0:16:36'I can see we're going to have to tread really carefully here.'
0:16:36 > 0:16:38God, another internal door here.
0:16:42 > 0:16:45You can see the state of the bathroom as well.
0:16:45 > 0:16:47The bathroom is...
0:16:49 > 0:16:54This is not really an acceptable way of leaving the property behind.
0:16:54 > 0:16:56Do you think(?) It's dreadful!
0:16:56 > 0:16:59It's really, really...
0:16:59 > 0:17:01shame to see something like this.
0:17:01 > 0:17:03The television's all smashed.
0:17:05 > 0:17:08'Given the number of people in dire need of a home of their own
0:17:08 > 0:17:11'it's hard to grasp why someone's treated this flat
0:17:11 > 0:17:13'with so little respect.'
0:17:13 > 0:17:17It's disappointing when you know the pressure there is on social housing,
0:17:17 > 0:17:19to give people somewhere to live.
0:17:19 > 0:17:21Structurally, there's nothing wrong with this place.
0:17:21 > 0:17:24This an opportunity for a great home for somebody.
0:17:24 > 0:17:28And yet one way or the other it's turned into somewhere that
0:17:28 > 0:17:31I'm struggling to spend ten minutes.
0:17:31 > 0:17:35We give all our tenants a lettable standard property when they move in,
0:17:35 > 0:17:41so we also expect, as a landlord, to see that they look after the place.
0:17:41 > 0:17:43'I just can't get my head round why
0:17:43 > 0:17:45'someone would choose to behave like this.'
0:17:45 > 0:17:48- It's not for me to judge the way people should live.- Exactly.
0:17:48 > 0:17:53But what worries me is that you can't have an enjoyable life,
0:17:53 > 0:17:56a fulfilling life in this kind of environment.
0:17:56 > 0:17:59- There's no straight answer for this, to be honest with you.- Yeah.
0:18:02 > 0:18:05'With piles of belongings lying around,
0:18:05 > 0:18:07'it's looks as though they left in such a hurry
0:18:07 > 0:18:10'they didn't even get to finish their breakfast.'
0:18:12 > 0:18:15So how does it happen, then? Cos the bailiffs come in and say,
0:18:15 > 0:18:19"That's it, time to go." Or do they wait until they're out?
0:18:19 > 0:18:22We get a court order for the evictions before we would
0:18:22 > 0:18:24come in and evict them.
0:18:25 > 0:18:29Although the most common grounds for eviction are non-payment of rent
0:18:29 > 0:18:31and antisocial behaviour,
0:18:31 > 0:18:33local authorities can evict a tenant who breaches
0:18:33 > 0:18:37any of the terms of their tenancy agreement by applying for
0:18:37 > 0:18:40a possession order. Once granted, the court will set a time
0:18:40 > 0:18:42and date for a bailiff to arrive.
0:18:42 > 0:18:43The locks will be changed
0:18:43 > 0:18:45and any remaining belongings will be
0:18:45 > 0:18:47cleared from the property.
0:18:50 > 0:18:53This is not going to come as a surprise, there's going to be,
0:18:53 > 0:18:56you know, warnings and notices to say,
0:18:56 > 0:18:59- "This is coming and you need to sort it out."- That's right.
0:18:59 > 0:19:02They will communicate with them before anything like this happens.
0:19:02 > 0:19:06'If a tenant's evicted it's their own responsibility to find
0:19:06 > 0:19:09'themselves somewhere else to live,
0:19:09 > 0:19:12'so I can't understand why someone would let things go this far.
0:19:12 > 0:19:13'It's frustrating.
0:19:13 > 0:19:16'Because of the mess left behind by the previous tenant,
0:19:16 > 0:19:19'there's no way we can inspect the flat properly.'
0:19:20 > 0:19:23There's not too much of a survey job we can do here
0:19:23 > 0:19:26- without getting stuck in.- The first priority for us for this property
0:19:26 > 0:19:29- will be to clear everything out. - Yeah.
0:19:29 > 0:19:32And we're not equipped to start moving stuff around, really,
0:19:32 > 0:19:34and clearing up.
0:19:36 > 0:19:38'All we can do is document what we found
0:19:38 > 0:19:41'and grudgingly admit defeat for now.'
0:19:41 > 0:19:43There's a handle there...
0:19:45 > 0:19:49But less than a week later the flat's been cleared of rubbish
0:19:49 > 0:19:52and given a good clean, so Mukesh can properly assess
0:19:52 > 0:19:56what needs to be done before it can be re-let.
0:19:56 > 0:19:58The ceiling looks OK.
0:19:58 > 0:20:01So there's no need to do anything on this ceiling up here.
0:20:01 > 0:20:03We will leave it as it is.
0:20:03 > 0:20:07Unfortunately, the same can't be said for those scorched stairs.
0:20:07 > 0:20:10They need to be replaced completely
0:20:10 > 0:20:13and to make sure they are safe to walk on.
0:20:13 > 0:20:16And there are plenty of other jobs to do
0:20:16 > 0:20:18before this place will be fit for the next tenant.
0:20:18 > 0:20:22The kitchen - the doors are missing which we need to replace.
0:20:22 > 0:20:25Doorframe has been somehow chewed or damaged.
0:20:25 > 0:20:28There's another door which has been completely smashed.
0:20:28 > 0:20:31So that needs to be replaced as well.
0:20:31 > 0:20:33It's looking like a lot of work is going to be needed
0:20:33 > 0:20:37to put the property right, but at least it can be fixed.
0:20:37 > 0:20:41Basically, this property, once it's been cleaned and repaired again
0:20:41 > 0:20:43and the doors have been fitted, it'll be ready to let.
0:20:43 > 0:20:47Once it is, Mukesh and the team will have turned it back into
0:20:47 > 0:20:50a really nice home for someone who needs it
0:20:50 > 0:20:54and hopefully will treat it with the respect it deserves.
0:20:54 > 0:20:57I'm pleased to say that housing officers have told us
0:20:57 > 0:21:00that extensive repair work's been carried out on the flat
0:21:00 > 0:21:04and a new tenant moved in a few months ago.
0:21:09 > 0:21:12We're back in Oxford, where housing officers Will Christian
0:21:12 > 0:21:16and David North made a shocking discovery when they visited
0:21:16 > 0:21:19a suburban semi which had been converted into a shared house.
0:21:19 > 0:21:21Hiya.
0:21:21 > 0:21:24As well as worrying signs that the safety of tenants was being ignored,
0:21:24 > 0:21:27there was much worse outside.
0:21:27 > 0:21:30I think there might be someone sleeping in there.
0:21:33 > 0:21:35Will and David are anxious to get back to the council
0:21:35 > 0:21:38so they can get the garage shut down.
0:21:39 > 0:21:43But as they're about to leave, one of the tenants on the ground floor
0:21:43 > 0:21:46decides to let them in to see the shabby conditions he's living in
0:21:46 > 0:21:48inside in the house.
0:21:50 > 0:21:56There's evidence of, again, on this side of the wall
0:21:56 > 0:21:58that there's been a previous leak.
0:21:58 > 0:22:00You can see a bit of mould growth here.
0:22:00 > 0:22:04The ceiling has been really, really damp.
0:22:04 > 0:22:08There's damp, mould and large mushrooms growing here.
0:22:08 > 0:22:11It's the last thing you'd want to wake up to.
0:22:11 > 0:22:13With the spore growth here
0:22:13 > 0:22:18they can create respiratory problems for the occupant in the room.
0:22:19 > 0:22:21There's a smashed pane of glass.
0:22:21 > 0:22:24This is on the exterior of the window.
0:22:24 > 0:22:27Also a crack here in the pane.
0:22:27 > 0:22:33We expect to see a window to provide ventilation
0:22:33 > 0:22:34rather than these French doors,
0:22:34 > 0:22:38especially in bedrooms, where they compromise security
0:22:38 > 0:22:41and they're poor ventilation. They need to be changed.
0:22:41 > 0:22:43I don't think any work has really been carried out.
0:22:43 > 0:22:46Will and David have to take immediate action
0:22:46 > 0:22:48about this property,
0:22:48 > 0:22:51particularly to protect the person who's living in the garage.
0:22:51 > 0:22:53I'll be coming back today with the prohibition,
0:22:53 > 0:22:56to serve it on the property.
0:22:56 > 0:22:59Serve it on the landlord, serve it on the agent.
0:22:59 > 0:23:02Serve it on the occupant of that building.
0:23:03 > 0:23:07Back at the council offices, they do some more investigating.
0:23:07 > 0:23:10It appears the person sleeping in the garage could be a former tenant
0:23:10 > 0:23:12of the house.
0:23:13 > 0:23:18It could be a vulnerable person that's got drug issues,
0:23:18 > 0:23:23alcohol issues, and so he may have left the property
0:23:23 > 0:23:25and come back to it and broken in.
0:23:25 > 0:23:28Whoever's living there, it's not only the cold
0:23:28 > 0:23:30and damp that could endanger their health -
0:23:30 > 0:23:34the dodgy electrical cabling poses a serious fire hazard.
0:23:34 > 0:23:38This is an imminent risk of it catching fire.
0:23:38 > 0:23:41Maybe spreading to the main house.
0:23:41 > 0:23:43With the paperwork done,
0:23:43 > 0:23:46Will wastes no time getting back on the road again.
0:23:48 > 0:23:52We are now heading back to the property to serve
0:23:52 > 0:23:57an emergency prohibition on the outbuilding.
0:23:59 > 0:24:05I'm taking the emergency prohibition order to the landlord's address
0:24:05 > 0:24:07and serving it by hand
0:24:07 > 0:24:11so that I know the letter has actually arrived at the property.
0:24:13 > 0:24:17The notice also warns the occupant of the garage and the house tenants
0:24:17 > 0:24:19of the council's action.
0:24:19 > 0:24:22When the landlord and the agent get the notice
0:24:22 > 0:24:24they should shut down the garage straightaway.
0:24:24 > 0:24:28If they don't comply the owner could be liable to a £5,000 fine.
0:24:28 > 0:24:31The council could also do any necessary work
0:24:31 > 0:24:34and then charge the owner.
0:24:36 > 0:24:39But, as it turns out, that drastic action won't be necessary.
0:24:39 > 0:24:43A few weeks after the emergency prohibition order
0:24:43 > 0:24:47Will and David learn the landlord has exchanged contracts
0:24:47 > 0:24:50and the house has been sold.
0:24:50 > 0:24:52It's good that the property's been sold.
0:24:52 > 0:24:54Now the landlord is out of the market.
0:24:54 > 0:24:58Hopefully the next person that takes on that property will see
0:24:58 > 0:25:00a good tenant in the future.
0:25:04 > 0:25:06Defending our right to a safe place to live
0:25:06 > 0:25:10is the job of housing officers right across the UK.
0:25:10 > 0:25:13This is not really an acceptable way of leaving the property behind.
0:25:13 > 0:25:15Do you think(?)
0:25:15 > 0:25:19I'm working alongside the men and women that do exactly that.
0:25:19 > 0:25:21- Top marks.- Yes!
0:25:21 > 0:25:24- I'm hitting the streets... - Hello, can you open up?
0:25:24 > 0:25:26Definitely somebody inside cos we've seen movement.
0:25:26 > 0:25:29..finding out what's happening on the front line...
0:25:29 > 0:25:33The cistern's in the bath. I don't know how they flush it.
0:25:33 > 0:25:36..and learning what it takes to make sure that a house
0:25:36 > 0:25:37is a fit place to call a home.
0:25:37 > 0:25:40I'm very shocked. This is ridiculous.
0:25:40 > 0:25:42You shouldn't have people living in here.
0:25:48 > 0:25:50What do you think one of the top reasons is
0:25:50 > 0:25:52for calling a housing officer? I'll tell you - damp.
0:25:52 > 0:25:56The great British climate doesn't help and it can make a tenant's life
0:25:56 > 0:26:01a misery, while slowly destroying the building itself.
0:26:01 > 0:26:02Housing officer Chris Gallimore
0:26:02 > 0:26:06is heading to the market town of Sleaford in Lincolnshire
0:26:06 > 0:26:09to inspect a property after a tenant called the council.
0:26:11 > 0:26:13The landlord's been notified of the inspection so we'll see
0:26:13 > 0:26:17if he's there today and obviously we can inform him of the issues
0:26:17 > 0:26:21and take his comments on board as well.
0:26:21 > 0:26:23But I've not come across him before.
0:26:23 > 0:26:26My time with housing officers has taught me
0:26:26 > 0:26:30that bad landlords are often already on the council's radar.
0:26:30 > 0:26:33If Chris hasn't met this chap before it's probably a good sign.
0:26:33 > 0:26:36It's best not to make any judgments until we get there.
0:26:38 > 0:26:40It's just through that archway there.
0:26:40 > 0:26:43The tenant's complained about the property's heating and damp.
0:26:43 > 0:26:45Two can be connected.
0:26:46 > 0:26:49It's possible that the heating isn't sufficient in the property
0:26:49 > 0:26:51so that's what we're investigating.
0:26:51 > 0:26:56Just seeing if there's any offences under the Housing Act 2004.
0:26:58 > 0:27:02- Hi, there.- Hi.- Chris Gallimore from the council.
0:27:02 > 0:27:05- And you are?- David Blaine. - Oh, right, you're the landlord.
0:27:05 > 0:27:07- For my sins.- OK.
0:27:07 > 0:27:09We'll just have a look and see what the issues are
0:27:09 > 0:27:12- and we'll see how we can try and resolve those.- OK.
0:27:12 > 0:27:14And we'll take it from there.
0:27:14 > 0:27:18But be aware that until right now I didn't know there were any issues.
0:27:18 > 0:27:21- This tenant's been here for nearly two years.- OK.- I've not been inside.
0:27:21 > 0:27:23We've had a couple of inspections, been nothing mentioned.
0:27:23 > 0:27:26David Blaine is an experienced landlord
0:27:26 > 0:27:28who owns several properties.
0:27:28 > 0:27:31He's not happy the tenant called the council with his complaint
0:27:31 > 0:27:34rather than contacting him first.
0:27:35 > 0:27:39I've only just got a letter so I've got no idea why we're here, really.
0:27:39 > 0:27:43This tenant signed up recently to rent the property for another year
0:27:43 > 0:27:47with no issues at all. Didn't tell me of any issues he's got.
0:27:47 > 0:27:50If there was any issues they would have been dealt with.
0:27:50 > 0:27:52Cos they always have been. You don't leave things to rot.
0:27:52 > 0:27:54It's my property, after all.
0:27:54 > 0:27:56If there's any issues with it, it wants sorting out.
0:27:56 > 0:27:59- OK, is it possible to have a quick look inside?- Quick look, yeah.
0:27:59 > 0:28:01Can't be too long, though.
0:28:01 > 0:28:03We'll have a look inside first.
0:28:03 > 0:28:07David's not been inside the property while the tenant's been living here
0:28:07 > 0:28:09so he's not sure what to expect.
0:28:09 > 0:28:13Chris has to find out if there's any merit in the tenant's complaints
0:28:13 > 0:28:16about damp and poor heating.
0:28:16 > 0:28:20- So, yeah, you can smell the damp in here a bit.- Well, yeah.
0:28:20 > 0:28:23You say damp - it's an old house, it's not a new property.
0:28:23 > 0:28:26There's bound to be some element of it but there's no wet patches
0:28:26 > 0:28:30creeping up the walls. It is what it is.
0:28:30 > 0:28:32Can we just have a look?
0:28:32 > 0:28:36Down here you can see evidence of some damp coming through.
0:28:36 > 0:28:38See there?
0:28:38 > 0:28:40You got the salts coming through here from the...
0:28:40 > 0:28:42Well, that's not even outside.
0:28:42 > 0:28:46But it's obviously tracking out from somewhere and we can see some
0:28:46 > 0:28:49other evidence a bit further on there behind the storage heater.
0:28:49 > 0:28:54That's the steel casing and that's condensation gone on that
0:28:54 > 0:28:57from cooking in here without the fan on and that's what's caused that.
0:28:57 > 0:29:00- Can you see the issues here? - Yeah. I'll just be looking outside
0:29:00 > 0:29:04- and the issue there is a blocked gutter.- Right.
0:29:04 > 0:29:07As I say, it is two years. It's not my job to clean gutters
0:29:07 > 0:29:10or I'd be there for the rest of my life.
0:29:10 > 0:29:13- Had he reported a blocked gutter I'd have got it sorted.- Yeah.
0:29:13 > 0:29:16Also what you can see on here, if you just come up the stairs,
0:29:16 > 0:29:19you can see a tidemark on the stairs.
0:29:19 > 0:29:22You got this line here where you can see it has been damp at some point
0:29:22 > 0:29:24and you've got other buildings - it's a bit difficult to see
0:29:24 > 0:29:26the other side of this building but it looks like...
0:29:26 > 0:29:29- The building that butts up to this, he's got no problem at all.- Right.
0:29:29 > 0:29:32If there is an issue, I've not been told about it.
0:29:32 > 0:29:34Can we just have a quick look upstairs, is that all right?
0:29:34 > 0:29:36There is definitely damp in this house
0:29:36 > 0:29:40so now Chris wants to take a closer look at the heating.
0:29:40 > 0:29:42But as they head upstairs, David thinks he's discovered why
0:29:42 > 0:29:45the person living here complained to the council
0:29:45 > 0:29:47before contacting him.
0:29:47 > 0:29:50There's a curious lack of belongings in this house...
0:29:50 > 0:29:52This is why he wants out of this.
0:29:52 > 0:29:54- Yeah.- He's already gone.
0:29:54 > 0:29:58But his lease is still on next year.
0:29:58 > 0:30:01David Blaine's tenant has done a vanishing trick.
0:30:01 > 0:30:04David thinks his tenant contacted the council because he thinks
0:30:04 > 0:30:08the person renting the house wants a reason to break his contract early.
0:30:08 > 0:30:12Leaving a property early can be an expensive business.
0:30:12 > 0:30:14A fixed-term contract is designed to
0:30:14 > 0:30:18give both the tenant and the landlord security.
0:30:18 > 0:30:21But it means that if there isn't a break clause then the tenant
0:30:21 > 0:30:25is liable for rent for the full length of the tenancy.
0:30:25 > 0:30:28It's not just as simple as giving notice.
0:30:28 > 0:30:31However, the tenant can find someone to take over their contract
0:30:31 > 0:30:33with the landlord's agreement.
0:30:33 > 0:30:37Although, if a tenant just moves out then this is called abandonment
0:30:37 > 0:30:39and it doesn't end the agreement.
0:30:39 > 0:30:41The landlord can still charge rent
0:30:41 > 0:30:43until the agreement ends.
0:30:43 > 0:30:45They can apply for a court order
0:30:45 > 0:30:48to make sure the tenant pays up.
0:30:49 > 0:30:51If he wants to come out of lease, that's fine
0:30:51 > 0:30:54but then there's cost of reassigning the lease to somebody else,
0:30:54 > 0:30:57which he's quite at liberty to do as long as we're happy with
0:30:57 > 0:31:00the person it's reassigned to. There may be costs involved.
0:31:00 > 0:31:02Didn't like that, threw his teddy out the pram,
0:31:02 > 0:31:05didn't realise the implications of reassigning a lease.
0:31:05 > 0:31:06But it works both ways.
0:31:06 > 0:31:09If I had issues and wanted to sell the property, I couldn't.
0:31:09 > 0:31:11I'd have to pay him to go.
0:31:11 > 0:31:15But things may not be as cut and dried as David thinks.
0:31:15 > 0:31:18Chris does think the disappearing tenant may have a point
0:31:18 > 0:31:21when it comes to the heating.
0:31:21 > 0:31:24So, again, I know you keep saying about condensation -
0:31:24 > 0:31:26one of the things this property has obviously got is storage heaters
0:31:26 > 0:31:30with solid walls, which isn't the best combination in the world...
0:31:30 > 0:31:32- I think heat's heat at the end of the day.- Well, it's not from
0:31:32 > 0:31:35the point of view of storage heaters. With them you've only got
0:31:35 > 0:31:38a limited amount of heat and once that heat's gone,
0:31:38 > 0:31:40and with walls not being insulated...
0:31:40 > 0:31:43- Actually, that storage heater is a new one. Only put in last year.- OK.
0:31:43 > 0:31:46So with the heat, we'll have a look and basically see how it affects
0:31:46 > 0:31:49the standards cos at the moment it looks as though it's going to fail
0:31:49 > 0:31:51the Housing Act Standards, OK?
0:31:51 > 0:31:54But we may have to look at upgrading the heating.
0:31:54 > 0:31:57Anything I can do that is going to be cost effective...
0:31:57 > 0:32:00If it needs £2,000 or £3,000 spent on it, it'll get it.
0:32:00 > 0:32:02It may not even need that much, to be honest.
0:32:02 > 0:32:05My view, ordinarily, is a warm tenant's a happy tenant.
0:32:05 > 0:32:08The tenant, then, could be right about heating problems.
0:32:08 > 0:32:12Coming up, the landlord is forced to admit that work will be needed
0:32:12 > 0:32:13on this property.
0:32:13 > 0:32:14You've gotta take a view,
0:32:14 > 0:32:16if it costs you four or five thousand quid,
0:32:16 > 0:32:20all right, it's a year's rent but it's your property, ultimately.
0:32:24 > 0:32:27We're in the London borough of Newham...
0:32:27 > 0:32:30where there's huge pressure on the council to provide and regulate
0:32:30 > 0:32:34reasonable homes for a growing population.
0:32:34 > 0:32:37Housing officers like James Burton and Ellen Nicholson
0:32:37 > 0:32:39often have to crack down on planning issues
0:32:39 > 0:32:42in an effort to keep homes up to standard.
0:32:44 > 0:32:47They're frequently out and about, making inspections of homes
0:32:47 > 0:32:49so it pays for them to keep their eyes peeled
0:32:49 > 0:32:53and notice anything unusual going on in their neighbourhood.
0:32:54 > 0:32:56Today I'm joining them on some routine inspections
0:32:56 > 0:33:00when suddenly James spots someone bulldozing part of a house.
0:33:03 > 0:33:05This is very exciting.
0:33:05 > 0:33:10At the end of this road there is a digger and a group of guys who are
0:33:10 > 0:33:14knocking down an extension.
0:33:14 > 0:33:16What do you make of it, James?
0:33:16 > 0:33:19Well, I'm not sure. We'll have a look and check our records.
0:33:19 > 0:33:23It could be somebody's had a notice or it may be there's planning
0:33:23 > 0:33:26permission for a new extension and they're preparing for that.
0:33:26 > 0:33:29Or they might just be removing it altogether.
0:33:29 > 0:33:31Looked like a tiled building on the outside.
0:33:31 > 0:33:33That could be good news or bad news
0:33:33 > 0:33:38- if they're going to stick something else in its place.- Yeah. Exactly.
0:33:38 > 0:33:41James and Ellen get straight on to the office to check whether this
0:33:41 > 0:33:45address is on the council's radar. If there's no planning permission
0:33:45 > 0:33:47for work they have the power to shut the site down.
0:33:47 > 0:33:50I can't resist going along to see what happens.
0:33:52 > 0:33:54So all this wall's come down here.
0:33:54 > 0:33:57Could you explain what it is that's going on here?
0:33:57 > 0:34:00Yeah, the use for this one is drilling...
0:34:00 > 0:34:05Right, so this is an old extension that was part of the house
0:34:05 > 0:34:07and you're replacing it with a new one.
0:34:07 > 0:34:11'While I'm chatting to the builder, the front door opens.
0:34:11 > 0:34:13'The owner is Muhammad Aslam.'
0:34:13 > 0:34:16Is this your property? Fantastic.
0:34:19 > 0:34:21'Hang on a minute, did he say cup of tea?'
0:34:21 > 0:34:25We never get invited in for a cup of tea. It just doesn't happen.
0:34:25 > 0:34:27We end up knocking on doors...
0:34:27 > 0:34:29This very kind gentleman, who's having his extension
0:34:29 > 0:34:32knocked down and then built again, has asked us in for a cup of tea.
0:34:32 > 0:34:36So we're going to. Because...I like tea.
0:34:36 > 0:34:38And it's rude not to!
0:34:38 > 0:34:41'Despite all the chaos that's going on all around him,
0:34:41 > 0:34:45'he actually seems delighted we're here.'
0:34:45 > 0:34:48- It's lovely, thank you very much. - You're welcome.
0:34:48 > 0:34:50This is a bit different.
0:34:50 > 0:34:53We saw there was that building work taking place on the corner
0:34:53 > 0:34:56and thought it's worth a look at cos it was going ahead
0:34:56 > 0:34:59and we've been invited in for tea.
0:34:59 > 0:35:03- Does that happen...- No. - ..very often? At all?- Never.
0:35:03 > 0:35:06The owner, I think, wants to show us it's all above board
0:35:06 > 0:35:08and it's being done properly.
0:35:08 > 0:35:10The guys are here from the planning department...
0:35:10 > 0:35:14OK, she is from the planning - no, we got planning.
0:35:14 > 0:35:18Well, we've checked and what's the word from the office?
0:35:18 > 0:35:20That the application was all approved.
0:35:20 > 0:35:24Not only has Aslam applied for and got planning approval
0:35:24 > 0:35:28for a double storey extension and loft conversion, he couldn't be
0:35:28 > 0:35:31happier at how quickly his application was dealt with.
0:35:32 > 0:35:37We got the permission within ten weeks - "What?"
0:35:37 > 0:35:40- Yeah.- Unbelievable. - We haven't set you up here.
0:35:40 > 0:35:44This is not a set-up. We have just seen the work taking place
0:35:44 > 0:35:46and it appears we have a happy customer.
0:35:46 > 0:35:50- You seem happy with the process. - Very happy.
0:35:50 > 0:35:55I'm living in Newham 25 years.
0:35:55 > 0:36:00- So I haven't got any problems with Newham.- Wow.
0:36:00 > 0:36:06Before, when I came in this country, my hair not like you, like him...
0:36:06 > 0:36:08LAUGHTER
0:36:08 > 0:36:09Everything changes.
0:36:09 > 0:36:12'Aslam and his wife have brought up their four children here.
0:36:12 > 0:36:16'As we chat it emerges he works as a taxi driver
0:36:16 > 0:36:19'and selling ice cream to provide for them,
0:36:19 > 0:36:23'and that the three eldest are studying law.'
0:36:23 > 0:36:25You must be very proud.
0:36:25 > 0:36:30I am dearly thankful for God, thankful for Allah.
0:36:30 > 0:36:33Tell me about the work you're having carried out outside?
0:36:33 > 0:36:37- What are you trying to achieve? - We're trying to make a double storey
0:36:37 > 0:36:39building on that side.
0:36:39 > 0:36:46We've got already one room that side which is not enough for us.
0:36:46 > 0:36:51And what difference will that make to you and your family?
0:36:51 > 0:36:54They got more space to live
0:36:54 > 0:36:57because the kids are all grown-up, all uni students.
0:36:57 > 0:37:00We got only three bedrooms upstairs.
0:37:00 > 0:37:05And sometimes we see the darker side of Newham and actually
0:37:05 > 0:37:09it's really nice for you to allow us in and hear your story.
0:37:09 > 0:37:12Believe me, I can't tell you how much I'm happy to see you!
0:37:12 > 0:37:14LAUGHTER
0:37:14 > 0:37:16- When you're on the motorbike... - HE IMITATES ENGINE
0:37:16 > 0:37:19I was on the motorbike yesterday. It was very wet!
0:37:19 > 0:37:23- Thank you so much. Lovely to meet you.- Nice to see you.
0:37:23 > 0:37:27'For once, an impromptu visit that couldn't have gone any better.'
0:37:31 > 0:37:33There we go, a different story.
0:37:33 > 0:37:36Someone who's completely played it by the book.
0:37:36 > 0:37:40Applied for planning permission, got it, and he's now doing the work
0:37:40 > 0:37:45so that his family can continue to grow and flourish.
0:37:45 > 0:37:48It's not just the tea but it's given me rather a warm feeling.
0:37:50 > 0:37:54'A few hours and two property inspections later
0:37:54 > 0:37:57'we're minding our own business in a nearby street
0:37:57 > 0:38:01'when we spot our new friend doing his rounds with the ice cream van.
0:38:01 > 0:38:04'This time he's giving out cold refreshments.'
0:38:04 > 0:38:06- There you go. - Thank you.
0:38:06 > 0:38:11This is in no way a bribe or inducement of any sort, right?
0:38:11 > 0:38:13Already got the planning permission.
0:38:13 > 0:38:15Thank you very much.
0:38:15 > 0:38:17- There you go.- Thanks.
0:38:19 > 0:38:21See you again.
0:38:25 > 0:38:28Back in Sleaford, housing officer Chris Gallimore has joined
0:38:28 > 0:38:33landlord David Blaine after his tenant has complained of damp.
0:38:33 > 0:38:35You can smell the damp in here a bit.
0:38:35 > 0:38:38- You know, when you come into the property.- It's an old house,
0:38:38 > 0:38:39it's not a new property.
0:38:39 > 0:38:43But the issue of the damp is proving trickier to solve.
0:38:43 > 0:38:44The tenant may have complained
0:38:44 > 0:38:48but the landlord isn't happy with what's been happing in his house.
0:38:48 > 0:38:50That's knackered.
0:38:51 > 0:38:54Is that something that's happened recently, do you think?
0:38:54 > 0:38:57Washing machine wastes...
0:38:57 > 0:39:00They take the washing machine waste away, take the washing machine away,
0:39:00 > 0:39:03plugs in, still use the sink.
0:39:03 > 0:39:06All flows out. This is all absolutely sodden.
0:39:06 > 0:39:09Look at it, it's rusted and everything.
0:39:09 > 0:39:13Methinks there's a bit of expense coming on this one. Oh!
0:39:13 > 0:39:15A tumble drier.
0:39:15 > 0:39:18- I think that's a tumble drier. - Or is it a condenser?
0:39:18 > 0:39:21It's not a condenser which collects moisture as water.
0:39:21 > 0:39:24The tenant installed this vented tumble drier which needs
0:39:24 > 0:39:27a hose or vent to the outside.
0:39:27 > 0:39:30But it's unlikely to have caused the damp walls here.
0:39:31 > 0:39:35What the tumble drier could do is add to any condensation.
0:39:35 > 0:39:38That's created by moist air condensing on cold walls.
0:39:38 > 0:39:42It can be exacerbated by poor ventilation and heating.
0:39:42 > 0:39:46The other possible cause at this house is penetrating damp,
0:39:46 > 0:39:49and that happens when water leaks through walls,
0:39:49 > 0:39:52usually as a result of structural problems like faulty guttering
0:39:52 > 0:39:53or roofing.
0:39:56 > 0:40:00Tells me that if you've got a tumble drier, drying clothes,
0:40:00 > 0:40:02chucking out moist air, you're going to have damp.
0:40:02 > 0:40:06From my point of view there isn't a lot of condensation-related
0:40:06 > 0:40:10damp evidence here and a lot of the damp you can see is penetrating damp
0:40:10 > 0:40:11coming through anyway.
0:40:11 > 0:40:14Be just nice if you can have a look at the issues that are there,
0:40:14 > 0:40:17obviously to prevent them getting worse.
0:40:17 > 0:40:20We'll look at the damp issues and see if it can be,
0:40:20 > 0:40:23in the first instance, repaired.
0:40:23 > 0:40:27And see how cost effective it would be
0:40:27 > 0:40:30but I think, ultimately, it won't be right now,
0:40:30 > 0:40:32it might not be next year.
0:40:32 > 0:40:34I shall probably strip it right back
0:40:34 > 0:40:37and put the insulated plasterboard on to address all the issues.
0:40:37 > 0:40:39It's only a little place. And you gotta take a view.
0:40:39 > 0:40:42If it costs you four or five thousand quid, all right,
0:40:42 > 0:40:44it's a year's rent but it's your property, ultimately.
0:40:44 > 0:40:47You're investing in your own property which is another thing
0:40:47 > 0:40:49landlords don't necessarily want to do.
0:40:49 > 0:40:52While the water from the leaking washing machine drain
0:40:52 > 0:40:55and the tumble drier can't help the situation,
0:40:55 > 0:40:58the penetrating damp clearly has some other cause
0:40:58 > 0:41:01and Chris thinks the answer might be outside.
0:41:01 > 0:41:04- You can see how high the ground level is.- It's drained, though.
0:41:04 > 0:41:07Just looking at the stuff in that gulley there, it's...
0:41:07 > 0:41:11a lot of stuff that would be associated with a washing machine
0:41:11 > 0:41:14sort of waste. That's obviously blocking the gulley up.
0:41:14 > 0:41:17But if that's blocked up - what really needs to happen is that
0:41:17 > 0:41:21needs to exit underneath the grate so it'll go straight into the drain.
0:41:21 > 0:41:26You've also got this downpipe that's discharging here so all this area
0:41:26 > 0:41:29is potentially getting a lot of water going into it
0:41:29 > 0:41:32and, you know, if you look at this downpipe,
0:41:32 > 0:41:35it goes underneath the gulley.
0:41:35 > 0:41:38- Whereas that other one... - Yeah.
0:41:38 > 0:41:42It seems the housing and the landlord are coming to an agreement
0:41:42 > 0:41:44on the cause of the damp, too.
0:41:44 > 0:41:49- It is good walk round with you and see your side of it.- Yeah.
0:41:49 > 0:41:52As I say, I don't like being lambasted as a bad landlord,
0:41:52 > 0:41:54- to be honest.- Yeah. - Not happy at all.
0:41:54 > 0:41:56As Chris shows,
0:41:56 > 0:41:59there's a real skill to keeping an open mind in every situation.
0:41:59 > 0:42:03He seems to be a good landlord and he's got a lot of properties
0:42:03 > 0:42:07and he's also somebody I've not come up against before so, you know,
0:42:07 > 0:42:10that tells me he hasn't got a lot of tenants that are making complaints.
0:42:10 > 0:42:13I've only previously spoken to a tenant, now I'm speaking to
0:42:13 > 0:42:16the landlord as well. So ultimately what we're trying to do is improve
0:42:16 > 0:42:19the property either for the current tenants or future tenants.
0:42:21 > 0:42:24Chris is happy that landlord David will make the necessary repairs
0:42:24 > 0:42:26and changes to this house.
0:42:26 > 0:42:30Whether David gets his rent from the vanishing tenant remains to be seen.
0:42:33 > 0:42:35The council has now issued
0:42:35 > 0:42:38a suspended improvement notice on the house.
0:42:38 > 0:42:42It requires the landlord to ensure work is done to address damp
0:42:42 > 0:42:45and heating issues before it's let again.
0:42:45 > 0:42:51The tenant's still not been in touch to say whether he intends to return.
0:42:53 > 0:42:55That's it for today.
0:42:55 > 0:42:58Join me next time when I'll be learning more about what it takes
0:42:58 > 0:43:01to be a front-line housing officer.