“We’re treated like second-class citizens. As if we don’t deserve to live in proper accommodations,” shares Lorraine Branch, a resident of the Nags Head Estate in East London.

She is one of several tenants who have turned to legal aid and health professionals from the charity Medact in their struggle against Peabody, following years of complaints about persistent dampness and mould in their living spaces.

The residents argue that the Bethnal Green estate has been plagued with ongoing issues that they attribute to health problems, including respiratory conditions, claiming that previous repairs have merely provided temporary solutions without tackling the underlying problems.

Peabody, one of the UK’s largest housing associations, stated that it had allocated over £1 million toward improvements in 2024, but acknowledged that resolving all issues will require more time.

Lorraine has resided on the Nags Head Estate for 14 years along with her four children.

“We’ve made efforts to unite tenants—knocking on doors, distributing leaflets, organizing meetings to encourage involvement,” she explained.

“We’ve sought legal counsel and engaged medical experts through a charity to assist us.”

Lorraine displayed a wall in one of the flats that had been painted just last summer. The wall was evidently still damp, and paint came off when she touched it.

“They’re just quick fixes,” she remarked. “They’re not properly insulating the walls, and nothing really gets resolved.”

“You’d think they would invest in a long-term solution rather than repeatedly coming back for temporary fixes, which only adds to the expenses.”

The BBC also filmed in a different flat that showed extensive black mould in the hallway, kitchen, and even on the shower curtains. The carpet was soaked, and there was a musty odor throughout the flat.

The tenant, who preferred to remain anonymous, noted that although they reported the issues to Peabody, the response took eight weeks. Even after Peabody arranged for the mould to be cleaned, the issues “returned quickly.”

Fatima Tejani has lived on the estate for 16 years with her family and reported that her respiratory issues began shortly after moving in.

“I started developing COPD and other lung problems. I hold the house responsible,” she stated.

“When health problems arise, mental health also suffers. Peabody has caused our illnesses.”

“When I’m outside, I feel fine, but once I’m indoors, I start to cough. This isn’t normal for me.”

In 2024, her family was relocated to temporary accommodation for three months while Peabody conducted repairs. However, upon returning, they encountered “more issues than before,” including condensation on windows and damp carpets.

Fatima suspects that the repairs were merely cosmetic, failing to address the sources of mould and dampness.

“I’m very concerned about the combination of water and electricity,” she expressed. “What might happen? If we sleep, will we wake up?”

Although the housing association provided them with dehumidifiers, they proved cumbersome for her three children who share a room.

Her ten-year-old son mentioned, “I’d wake up with my face wet. It wasn’t sweating, but it felt like water was all over my face.”

Consequently, the tenants collectively decided to collaborate with professionals from the health justice campaign charity Medact to advocate for a resolution.

A survey conducted by Medact in 2024 revealed that out of 37 households surveyed—about a quarter of the social tenants on the estate—35 reported visible mould, and 30 claimed their properties were damp.

The charity also noted that 31 households experienced new symptoms or ailments after moving in, with 19 indicating that at least one family member developed a respiratory condition.

Medact asserted that these issues were “likely connected to the pervasive mould and damp” throughout the estate.

Dr. Isobel Braithwaite from Medact commented, “We’ve encountered extensive problems with dampness, mould, leaks, and disrepair. We’ve also observed significantly high rates of health issues, particularly respiratory, which also affects mental well-being. We believe these factors are interconnected.”

Tracy Packer, Peabody’s managing director for north-east London, acknowledged the significance of the report and the concerns it raised. She emphasized that Peabody is keen to hear from all residents of Nags Head to “help shape this investment and determine where improvements are needed.”

“Last year, we invested more than £1 million in enhancements, and I’m committed to developing a £3 million plan in collaboration with residents, which I hope will yield positive outcomes,” she conveyed. “However, resolving these issues will take time.”

She also pointed out that broader challenges, such as overcrowding, “remain a significant concern and contribute to London’s housing crisis,” alongside “rapidly increasing costs,” which result in social housing operating at a loss to cover expenses.

“This creates an exceptionally tough climate,” she remarked, “but we are striving to improve and are determined to make a difference.”

In a recent announcement, the government has mandated that social housing landlords in England must address damp and mould issues more promptly starting in October. The regulations will eventually extend to private landlords as well.

This call for stricter regulations gained urgency following the tragic death of two-year-old Awaab Ishak, who lost his life due to mould exposure in his home in Rochdale back in 2020.

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