New-Build Residents 'Trapped' in Defective Homes After Decade of Damp and Mould Issues
A BBC investigation has highlighted the plight of several residents living in a Hackney Council development who say they have been battling damp, mould, and water ingress in their new-build homes for more than ten years, with some claiming they feel "trapped" in properties they cannot sell.
The report focuses on residents of the Brooklime House development in Homerton, east London, who believe structural issues with the building are responsible for the persistent problems they have experienced since moving in.
Concerns Raised Before Completion
Syed Alam, 52, and his wife Sahela purchased their property for £350,000 in 2015. According to the BBC report, Mr Alam raised concerns about water ingress and other defects when he first viewed the property with regeneration consultants Source Partnership.
Despite Hackney Council, which acts as the freeholder, providing assurances that the issues would be rectified before the family moved in, the problems have persisted for over a decade. Mr Alam and his wife, who was six months pregnant at the time, moved into the property with their two sons expecting a home that met the standards promised to them.
"Due to the heavy rainfall over the rainy seasons, the situation gets severely worse," Mr Alam told the BBC. "I can't sell this house, we absolutely are trapped."
The case serves as a sobering reminder for prospective new-build buyers about the importance of thorough snagging inspections before completing on a property, and the potential long-term consequences when defects are not properly addressed at the outset.
Failed Repairs and Deteriorating Conditions
As a leaseholder, Mr Alam is responsible for internal repairs unless the issue is structural in nature. However, he claims that repair works organised by Hackney Council have only worsened his family's living conditions rather than improving them.
The BBC report details how contractors left holes in the walls of the family's living room, which Mr Alam has been forced to cover with cereal boxes to combat the cold air entering his home. Images published by the BBC show missing bricks in the property that allow damp and pests to enter, whilst also making the living room extremely cold.
Mr Alam expressed concern about the impact the poor living conditions are having on his family's health, telling the BBC that his mental health was deteriorating and that he and his wife were worried about the effects of mould inhalation on their children. The family's doctor has reportedly passed on concerns about the mould worsening the children's asthma to Hackney Council.
The fact that Mr Alam's property was a new-build meant that only standard surveys were carried out at the time of purchase, a situation that highlights the limitations of basic surveys when it comes to identifying potential structural issues or construction defects.
Housing Ombudsman Identifies Service Failings
The situation at Brooklime House has already attracted the attention of the Housing Ombudsman Service. A report from the watchdog in September 2024 identified service failings with Hackney Council regarding its "response to reports of water ingress and associated damp and mould," as well as its handling of the couple's complaints.
The Housing Ombudsman told the BBC that the landlord had complied with its orders at the time of the ruling, but expressed sadness upon learning that the residents' issues had not been resolved. The watchdog advised the family to go through the complaints process again, a suggestion that will offer little comfort to homeowners who have already spent years seeking resolution.
Mr Alam and his wife have reached out to numerous parties in the hope of having their home fixed, including their local MP Dame Meg Hiller and Citizens Advice. Despite these efforts, they still do not see a solution in sight.
Neighbours Share Similar Experiences
The Alam family are not alone in their struggles. The BBC report features testimonies from other residents of Brooklime House who have experienced comparable issues.
Mary Mensah, 59, and her daughter Natalie Mensah, 29, moved into the development in 2014. "They sold us a dream. It looked perfect when we viewed it," Mary told the BBC.
However, the family noticed cracks in their walls and mould around the house shortly after moving in. They also discovered unfilled holes in the bathroom of their new-build home, which led to a mouse infestation three years ago. According to the report, the family paid £400 out of their own pocket to have the holes filled.
When asked whether she had complained to Hackney Council, Mary expressed a sense of resignation. "I didn't feel like the council would listen. As a black person they won't listen to us," she said, adding, "They're the ones who convinced me to move here."
Another resident, Natasha, 53, told the BBC that she struggles with water leakage that seeps into her bedroom and those of her children. She believes water ingress from the roof is the cause of the leak but feels the council is ignoring this.
"I'm always checking the weather forecast; if it's raining, I instantly get so anxious," she said.
Natasha recounted how she took time off work on 15 December 2025 to wait for repair works scheduled by Hackney Council, only for contractors to leave without completing any repairs. She told the BBC she had still not received any response from the council on this matter.
In an email to Hackney Council, Natasha wrote: "Scaffolding has been in place on the roof above our homes for over a year without any progress. Water continues to accumulate on the walkway above my children's bedroom, and I am increasingly concerned that it is now seeping into the internal walls."
A Wider Problem Across London
The issues at Brooklime House reflect a broader pattern of problems with responsive repairs in the capital. Data from the Housing Ombudsman cited by the BBC shows that complaints about landlords' failure to carry out responsive repairs have nearly quadrupled in London over just three years, with almost eight in ten cases ruled as maladministration.
These figures paint a troubling picture of housing standards and landlord accountability, particularly in the social housing sector, and underscore the importance of rigorous inspections and documentation when purchasing or moving into any new property.
Council Response
In response to the BBC's investigation, a Hackney Council spokesperson said: "We take our role as one of the country's largest local authority social landlords, with over 30,000 homes, seriously."
The spokesperson added: "We are well aware of the issues and concerns that Mr Alam has raised and fully sympathise with the situation he and his family are in. We have been seeking to work with him for some time to remedy the situation, with all repair costs to be met by the council."
The council stated that it was speeding up investigations into reports of leaks, damp, and mould in line with Awaab's law, the legislation introduced following the tragic death of two-year-old Awaab Ishak from prolonged exposure to mould in his family's social housing flat. The law compels landlords to investigate and fix damp and mould in social housing within specified timeframes.
However, Mr Alam told the BBC that whilst Hackney Council had been offered access to his home, he still had not heard anything from its repair team.
Legal Action as a Last Resort
After more than a decade of struggling with defects in his home, Mr Alam told the BBC that he was currently seeking legal advice, a decision he described as his "last resort."
"Hackney Council have misled me into buying a defective property, and have promised to rectify these issues and haven't done so," he said.
Lessons for New-Build Buyers
The experiences of residents at Brooklime House serve as a cautionary tale for anyone considering purchasing a new-build property. Whilst new homes are often marketed as hassle-free alternatives to older properties, the reality can be very different when construction standards fall short.
The case highlights several important considerations for prospective buyers. Firstly, the importance of commissioning a thorough snagging inspection before completing on a new-build property cannot be overstated. Standard surveys may not identify all defects, particularly those relating to structural issues or poor workmanship that may only become apparent over time.
Secondly, any concerns raised during viewings or inspections should be addressed in writing, with clear timescales and commitments from the developer or seller before exchange of contracts. Verbal assurances, as Mr Alam's experience demonstrates, can prove worthless if problems persist after completion.
Finally, buyers should be aware of their rights under the new-build warranty, typically provided by organisations such as the NHBC, and understand the distinction between snags that fall within the developer's responsibility and those that may require action from freeholders or management companies.
For those who find themselves in situations similar to the residents of Brooklime House, the Housing Ombudsman provides a route for escalating complaints against social landlords, whilst organisations such as Citizens Advice can offer guidance on the options available.
This article is based on reporting by the BBC. The original article can be read at: https://www.bbc.co.uk/news/articles/cpwnvnnk8xdo
If you are concerned about defects in your new-build home, a professional snagging inspection can help identify issues before they become long-term problems. Book a snagging inspection or download our snagging checklist to conduct your own assessment.
