## Tenants in Woolwich challenge housing association over extreme heat

A group of residents living in flats managed by PA Housing in Woolwich, London, have threatened legal action against their housing association, claiming the properties are unfit for habitation due to excessive internal temperatures. According to reports, temperatures inside the flats have reached as high as 43°C during summer months, prompting concerns over tenant health and safety.

Chris Daniel, founder of Possession Friend, highlighted to landlordassociation.org.uk that landlords now face scrutiny whether they under-improve or over-improve their properties’ energy efficiency, particularly regarding insulation measures. This case may be the first to invoke the Homes (Fitness for Human Habitation) Act 2018 specifically on grounds of excessive heat.

## Buildings described as inhumane due to heat and mould

The BBC has reported that tenants from Canada Court and Clifton Lodge in Woolwich are preparing to file claims under the 2018 Act, marking a potential legal precedent for excessive heat in residential properties. Chris Sayudo, chair of the tenant association, described the buildings’ corridors reaching 48°C during summer, attributing the problem to poor ventilation and heat build-up.

He explained: “It’s a combination of problems; the build-up of heat in the building, because there’s no real ventilation, and the fact there are leaks in the cupboards and communal areas means there is a massive amount of mould. Not just in communal areas, but in our flats as well, because we don’t have ventilation. There’s a built-in new air ventilation system but it doesn’t do anything. It’s not effective.”

The presence of thick black mould in communal cupboards was documented during filming last year, although PA Housing has since cleaned these areas and stated they are supporting residents.

## Housing association response and monitoring plans

Michael McDonagh, chief executive of PA Housing, acknowledged the issue but noted it is mainly confined to communal intake cupboards rather than individual homes. He said: “This is an issue that, we agree, needs to be addressed across the housing sector. Like most properties in the UK, Canada Court and Clifton Lodge were designed to keep heat in rather than keep them cool. However, when they were built, they met all relevant planning and building regulations at the time.”

PA Housing plans to implement measures to monitor internal temperatures throughout the year to better understand the extent of the problem and support residents accordingly. Mr McDonagh emphasised that this is a broader challenge for the housing sector and government, not just PA Housing.

## Implications for landlords: can properties be too energy efficient?

Chris Daniel raised concerns about the uncertainty landlords face regarding EPC C energy efficiency requirements. He questioned whether properties could be made ‘too energy efficient’, leading to unintended consequences such as overheating. He said: “Many private landlords are still concerned about the uncertainty surrounding EPC C requirements and it would seem that you can, in this case, where a group of tenants complain that flats are too hot and therefore unfit for human habitation.”

He also questioned the necessity of the Homes (Fitness for Human Habitation) Act, given existing local authority powers under the Housing Health and Safety Rating System (HHSRS). Mr Daniel suggested landlords might consider monitoring internal temperatures as part of their routine property management to pre-empt such issues.

PA Housing declined to comment further on the legal action when approached by landlordassociation.org.uk.

## What this means for UK landlords and agents

This case highlights the complexities landlords face in balancing energy efficiency improvements with tenant comfort and health. While insulation and energy-saving measures are essential, poor ventilation and overheating risks must be carefully managed, especially in communal areas. Landlords should be aware of potential legal challenges under the Homes (Fitness for Human Habitation) Act and consider proactive monitoring of internal temperatures to ensure properties remain fit for purpose throughout the year.

Suggested internal link anchors

– Homes (Fitness for Human Habitation) Act 2018
– EPC C energy efficiency requirements
– Housing Health and Safety Rating System (HHSRS)
– Tenant health and safety
– Property ventilation standards
– Managing communal areas in flats
– Overheating risks in residential properties
– Landlord responsibilities for property maintenance
– Legal challenges in the private rented sector
– Energy efficiency and insulation in UK housing

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/