Tasmanian public housing tenants in unlivable and unhealthy conditions, and needing help from regulator
Dana Wing says her family is experiencing the health effects of mould inundation in their public housing property in Tasmania.
In short:
Having to create a makeshift kitchen due to cockroach infestations, constantly wet carpet, and widespread mould making bathrooms unusable are just some of the issues facing Tasmanian public housing residents.
Documents have shown the dire state of some of Tasmania's public and social housing — and how tenant claims for urgent repairs are often delayed and, at times, disputed by providers.
What's next?
The average age of public and social housing in Tasmania is approaching 40 years; Homes Tasmania says a new property maintenance contractor panel should help to resolve issues faster.
Dana Wing just wants her family to live in a house that doesn't risk making them sick.
For the past six months, they have been unable to safely use their shower in their Homes Tasmania public housing property due to mould inundation behind the walls.
It's spread to other parts of the house — and there's nothing the family with four children can do about it.
"It makes it hard to try to have baths in the morning of school, especially coming into winter and the colder weather,"Ms Wing said.
She notified Homes Tasmania in September last year. Reports were done, insurance staff visited, and the mould was characterised as category two, meaning substantial repairs must be done.
Dana Wing says she's "got nowhere" in trying to get the problem fixed over the past eight months. (ABC News: Mackenzie Heard)
Silicone was replaced, only for the mould to come through again.
As the months tick by, Ms Wing says she has no answers, and an offer of a different house was deemed unsuitable for her children.
They are only using the bath, which adds to the stress, while Ms Wing has advice from her doctor to avoid the mould to prevent exacerbating her asthma.
"I've basically got nowhere in the last eight months," she said.
"I understand Homes Tasmania has got a lot of houses out there, and a lot of people to take care of, I understand there's a waiting list.
"Just because it's not visible doesn't mean it doesn't have a side effect on our health."
The mould behind the walls has spread to other parts of the house, requiring extensive rectification works that are yet to be confirmed. (ABC News: Mackenzie Heard)
A Homes Tasmania spokesperson said delays can occur to significant remediation works if there is no alternative property to relocate tenants.
"When there is an insurance claim involved, this needs to be reviewed and can also cause further delays," they said.
The Wing family are not the only ones in Tasmania who have had to wait for solutions from public and social housing providers.
Years for cockroach infestation solution
Case files for 2025 obtained by the ABC under right to information laws show a range of examples where residents are having to obtain orders from the regulator — the Residential Tenancy Commissioner (RTC) — to have critical housing issues rectified, taking months or even years.
One tenant moved into a public housing complex in mid-2021 and soon noticed a cockroach infestation, their case file shows.
"I called Homes Tas and was told it was up to me to get rid of them so buy some of the bombs for cockroaches … I did this several times and still do now," she wrote.
"I can't afford thousands for a fumigator … I shouldn't have to anyway."
The cockroaches ate through the wiring of the oven, which Homes Tasmania replaced, and then ate through the wiring of the second oven, which Homes Tasmania would not replace.
In addition to a cockroach infestation in the broader complex, the tenant says the property was in extremely poor condition when they moved in. (Supplied)
By late 2024, the residents had set up a makeshift kitchen outside under a tarp, running an extension cord through the window to power a portable stove top.
They had to take the matter to the regulator.
"The cockroach infestation is an issue throughout the whole complex … unless the whole area is fumigated, they will continue to be a problem," the application reads.
"Homes Tasmania continue to refer to their policy that the tenant is responsible for managing this."
The regulator treated it as urgent due to an oven being an essential service, but Homes Tasmania did not respond.
It was ordered to replace the oven and undertake pest control.
These repairs cost Homes Tasmania $2,700.
Tenant blamed for wet carpet caused by pavers
A Homes Tasmania tenant noticed that their lounge room carpet would become wet in heavy rain, a situation that continued for at least 15 months.
The problem persisted despite a minor fix to the roof, so the insurance provider was called in to inspect it.
The tenant was initially blamed for the water ingress, but a report showed it was due to the design of the property, causing further delays. (Supplied)
In its response to a formal complaint by the tenant, Homes Tasmania cited part of the insurer's report that appeared to blame the tenant:
"… the moisture in the carpet was likely caused by nearby plants or [the tenant's] puppy, rather than the roof leak, and subsequently closed the claim."
But the insurers' report had another possible reason, which Homes Tasmania did not mention at that time.
"The pavers outside the sliding door are at the same height as the main internal floor … water could be sponged up from outside and distributed via the slab if there is no damp proof course installed, causing dampness to the carpet via the internal slab.
"This should be investigated."
The tenant had repeatedly raised concerns about the pavers.
In ordering Homes Tasmania to fix the problem, the regulator noted that it had not been investigated despite the insurer's report.
"It is not reasonable the tenant should live with carpet described as damaged beyond restoration through no apparent fault of their own," they wrote.
Other repairs to the property were also not completed in time, for which Homes Tasmania "sincerely apologises".
It was also warned by the regulator that further failures to meet repair deadlines could result in compliance action against the state-run public housing provider.
Bathroom unusable
In another case — involving a social housing provider — a new skirting board was installed to conceal mould, rather than rectify it.
In response to the regulator, the provider promised that further repairs would be "guided by its contractor".
The ABC understands that the new repairs are yet to occur, and the tenant has been advised that a full reconstruction is required for the bathroom.
The matter has been ongoing for 15 months, during which time the tenant and their child have had limited access to their bathroom; they are waiting for appropriate relocation.
A social housing provider also did not respond to another tenant's concerns about the state of their back fence, which had resulted in children not being able to use the backyard due to fears of the neighbour's dog.
They also had to take the matter to the regulator, which ordered the provider to carry out repairs.
Regulator a last resort for tenants
These are just the matters that resulted in orders from the Residential Tenancy Commissioner, considered a last resort.
Alex Bomford, from the Tasmanian Tenants' Union, said public and social housing tenants were regularly raising concerns about delays in repairs to substandard housing.
Tasmanian Tenants' Union solicitor Alex Bomford says Homes Tasmania should be setting an example for all housing providers to aspire to, but that this isn't occurring. (ABC News)
Mould is the most common issue, along with pests, leaks and structural issues.
"Homes Tasmania should be a model landlord, so every other housing provider should aspire to reach their standards," Mr Bomford said.
"It shouldn't be the case that Homes Tasmania should be forced to carry out repairs that they're obviously required to do."
He said there is a tendency in the public, social and private housing sectors to "blame the tenants" for problems in the first instance.
In regard to mould, Homes Tasmania advises tenants that cooking, having a shower, and "breathing" are contributing factors, and that they should open doors and windows to prevent it.
Housing in Tassie, a right or a privilege?
Mr Bomford said public and social housing tenants had fewer options.
"If you leave your social housing property, you're back at the end of the list, and you don't have anywhere to go," he said.
Tasmania is the only state where there is no clear process for tenants to seek a rent reduction for when essential services are unavailable, or when parts of their property are uninhabitable.
The state's tenancy laws are currently being reviewed.
Housing stock continues to age
A review of Homes Tasmania, released last year, pointed to the ageing nature of the state's social and public housing as a worsening cost risk, and noted frustrations at property maintenance requests.
The average age of social and public housing in Tasmania is 38 years, and 37 per cent is more than 40 years old.
A new property maintenance contractor panel has been established to attempt to resolve public housing maintenance issues faster. (ABC News: Luke Bowden)
The government is now in the process of replacing Homes Tasmania after the review pointed out funding uncertainty and policy constraints.
A Homes Tasmania spokesperson said rectifying water damage and completely removing mould is a "complex and time-consuming task".
"If the cause of mould is identified as being due to structural issues or water leaks, Homes Tasmania takes appropriate action to fix any underlying problems,"they said.
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