Residents formed the Nags Head Tenants Association in 2020 and have arranged protests at Peabody’s London headquarters, supported by Disability Rights UK and Medact.
However, the new Medact report suggests little has changed, with 73% of residents saying issues remain unresolved.
It found “systemic failures” leading to “wholly preventable” health conditions in both adult and child residents.
Calum Barnes, Medact campaigner and former NHS health worker said: “Our health doesn’t begin in hospitals or clinics – it begins in our homes. This report shows alarmingly high rates of ill health of tenants. This is not an issue isolated to this estate but a systemic one.
“The policies of the last decades have created a situation where housing providers can operate with less regulation, less funding and fewer obligations to tenants. This has resulted in worse health outcomes. Our health is driven by these political choices, but just as these decisions were made, they can be unmade. We must urgently reclaim our homes for our health.”
More than half of households surveyed (58%) reported that someone in the home had developed a respiratory condition since moving to Nags Head, believed to be related to mould and damp.
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Meanwhile, 67% of disabled tenants say their condition has worsened as a result of poor housing.
A resident and representative of the tenants’ association said: “The very housing association entrusted with our wellbeing has instead abandoned us to live in unliveable conditions. Our homes are plagued by mould and damp. Homes are poorly insulated, making winters unbearable.
“Bin areas are not fit for purpose, and common spaces are left in a state of disrepair. Peabody’s idea of ‘maintenance’ is either a quick, unskilled patch-up or outright ignoring our concerns. What adds insult to injury is the lack of respect and collaboration. When we raise complaints, we are dismissed, gaslit or sent in circles.”
Peabody is a non-profit claiming “to create affordable homes and inclusive communities where people can flourish”, and it offers a combination of market rent homes, social housing and key worker accommodation.
The tenants say their campaign has led to improvements, with twice-weekly visits from a Peabody repairs team and independent surveys of affected homes. However, they claim Peabody has failed to commit to broader structural work, including immediate repairs and quality insulation.
The tenants are urging Peabody to implement a comprehensive retrofitting programme to ensure safe and warm homes. They want to see prompt repairs and better estate management – including pest control and regular upkeep of gutters, drains and communal spaces.
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They are also calling on Peabody to support disabled residents, giving access to occupational therapy, council needs assessments, adaptations to the estate where needed, and disability training for staff.
“This neglect has real consequences,” the resident added. “Our health is deteriorating – residents, including children and the elderly, suffer from respiratory issues due to mould. The stress and trauma of living in such conditions takes a psychological and emotional toll. It feels like we are fighting a system designed to silence and marginalise us rather than support us.”
Tracy Packer, Peabody’s managing director for North East London, said Medact’s report is “important” and “reflects survey responses from around a quarter of homes on the estate”.
Peabody has invested more than £1m on improvements here, and Packer has committed to designing a £3m plan with residents which she hopes “will make a positive difference”.
“I’m working closely with the tenants’ association, and I want to hear from all Nags Head residents to help us shape this investment and agree where the improvements will be made,” Packer adds.
“Unfortunately, it will take time to resolve all the issues. Overcrowding will continue to be a huge problem and is a major part of London’s housing emergency as there simply aren’t enough family sized homes. With an average weekly rent of £137 and rapidly rising costs, our social rented homes cost far more to run than the rent can cover.
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“This makes it an exceptionally challenging situation. But we are doing our best and are determined to improve. We’re listening and doing all we can to work with residents and invest as much as we can in looking after their homes and providing good services.”
Resident Kevin Biderman said the tenants “remain concerned about the adequacy and transparency of the plan”.
“Given the long-term neglect and ongoing problems, the lack of a clear budget, timescale or agreed consultation plan does not provide us with confidence. Whilst we welcome the hiring of a project manager for the retrofit and our proposed involvement in the recruitment, we remain concerned about problems such as poor communication, poor quality works and a lack of meaningful negotiation with tenants,” Biderman said.
“We will continue to call for transparency and a genuine collaboration between tenants and Peabody to ensure a proper co-production of the retrofit. However, we need to see tangible commitments from Peabody before we can put our trust in this process. We hope these are forthcoming.”
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