Damp & Mould Survey FAQ — LB Building Diagnostics

Question 1

What's the difference between rising damp, penetrating damp, and condensation?

Accepted Answer

Rising damp occurs when groundwater travels upward through a wall or floor by capillary action. It typically affects the lower metre of a wall and leaves a characteristic 'tide mark'. Penetrating damp enters from outside — through defective roofing, guttering, pointing, or window seals — and tends to appear as localised damp patches that worsen in wet weather. Condensation is the most common cause of damp and mould in UK homes. It forms when warm, moisture-laden air meets a cold surface. It's often misdiagnosed as rising or penetrating damp, which is one reason independent surveys matter.

Question 2

Why does mould keep coming back even after I clean it?

Accepted Answer

Surface mould treatment removes the visible growth but doesn't address the underlying conditions that caused it. If the root cause — excess moisture, inadequate ventilation, thermal bridging, or a combination — isn't resolved, mould will return. A diagnostic survey identifies what's actually driving the problem so that any remediation targets the cause, not just the symptom.

Question 3

Is all mould dangerous?

Accepted Answer

Not all mould poses the same health risk. Common household moulds (typically black, green, or grey patches) can cause respiratory irritation, particularly in people with asthma, allergies, or compromised immune systems. Certain species — such as Stachybotrys chartarum — are associated with more serious health effects, though they're less common. Our reports assess whether mould growth is likely to be health-relevant and recommend appropriate action.

Question 4

Can condensation really cause that much damage?

Accepted Answer

Yes. Condensation is responsible for the majority of mould problems in UK residential properties. In poorly ventilated homes, or those with significant thermal bridging, condensation can cause persistent mould growth, damage to plaster and decorations, and deterioration of timber. It's also frequently misidentified as rising or penetrating damp, leading to unnecessary and expensive treatment work.

Question 5

What does an independent survey actually involve?

Accepted Answer

We carry out a thorough on-site inspection using calibrated moisture meters, thermal imaging cameras, and hygrometers. We gather objective data from across the affected areas, assess the building fabric and ventilation, and identify the most likely root cause. The findings are written up in a plain-English report with photographic evidence, a severity assessment, and contractor-neutral recommendations.

Question 6

How long does a survey take?

Accepted Answer

Most surveys take between one and two hours on site, depending on the size of the property and the complexity of the issues. We'll give you a more specific estimate when you get in touch.

Question 7

When will I receive my report?

Accepted Answer

We aim to deliver written reports within five working days of the site visit. If you need a report urgently — for example, ahead of an exchange of contracts — let us know when you enquire and we'll do our best to accommodate.

Question 8

Do I need to be present during the survey?

Accepted Answer

Yes, we ask that the property owner or an authorised representative is present throughout the survey. This allows us to ask questions about the history of the problem and ensures you understand the findings before we leave.

Question 9

What equipment do you use?

Accepted Answer

We use calibrated pin and non-invasive moisture meters, thermal imaging cameras, and digital hygrometers. Where appropriate, we also use a borescope for inspecting cavities or inaccessible areas. All equipment is regularly calibrated to ensure accurate readings.

Question 10

Why does it matter that you're independent?

Accepted Answer

Many damp surveys are carried out by companies that also sell treatments and remediation services. This creates a financial incentive to find problems that require their products. Independent surveyors — those with no remediation arm and no referral commissions — consistently produce different outcomes. Our only income is the survey fee, so our findings are based entirely on the evidence.

Question 11

Will you recommend a contractor to carry out the work?

Accepted Answer

No. Our reports include recommendations for the type of remediation required, but we don't refer clients to specific contractors and we receive no commission for doing so. This keeps our advice genuinely neutral. You're free to obtain quotes from any contractor you choose.

Question 12

I've already had a survey from a damp-proofing company. Should I get a second opinion?

Accepted Answer

If you have doubts about a previous survey — particularly if it was carried out by a company that also quoted for treatment — an independent assessment can be valuable. We regularly find that previous diagnoses were incorrect or that recommended treatments were unnecessary. A second opinion before committing to significant remediation work is often money well spent.

Question 13

What areas do you cover?

Accepted Answer

We carry out surveys across Essex, East London and surrounding areas. If you're unsure whether we cover your specific location, get in touch and we'll let you know.

Question 14

Can a survey report be used with my insurer or solicitor?

Accepted Answer

Yes. Our reports are written to be used in formal contexts — with insurers, solicitors, local authorities, or mortgage lenders. We can also provide supplementary letters or clarifications if required.

Question 15

I'm a landlord. Can you help with a tenant complaint about damp or mould?

Accepted Answer

Yes. We regularly work with landlords who need an independent assessment in response to a tenant complaint or local authority notice. Our reports provide an objective record of conditions at the time of inspection and are suitable for use in formal proceedings.

Question 16

I'm buying a property. When should I book a pre-purchase survey?

Accepted Answer

Ideally before you exchange contracts, so you have time to use the findings in negotiations or to withdraw if the issues are more serious than expected. If your mortgage survey has flagged damp or mould, or if you noticed anything during a viewing, get in touch as soon as possible.

Common questions

Understanding damp & mould

About our surveys

Independence & conflicts of interest

Practical questions

Still have a question?