Penetrating Damp and Mould: Top Tips for Surveyor Reports

Penetrating damp and mould are common problems that can damage properties and harm resident health if not dealt with quickly. For surveyors, documenting these harmful issues effectively is a key part of the job, with their reports guiding landlords and other housing professionals they work to fix the problem.

This guide offers practical tips for surveyors on how to write clear reports about damp and therefore help clients take action. We’ll also cover landlords’ responsibilities, legal requirements in the UK, and how surveyors can work with housing associations effectively.

Whether you’re dealing with residential or commercial properties, this article will help you create detailed reports about penetrating damp that lead to safer, healthier buildings.

Contents:

• What is Penetrating Damp?
• The Link Between Penetrating Damp and Mould
• Key Information to Include in Your Damp and Mould Reports
• Landlord Responsibilities and Legal Requirements
• The Role of Surveyors in Supporting Housing Association Reports

Penetrating damp happens when water enters the interior of a building via external walls, floors, or roofs. It is usually caused by structural issues like faulty brickwork, damaged render, leaking gutters, or roof defects, occurring at any height and worsening if left untreated.

In both residential and commercial properties, it’s often caused by poor maintenance, including cracked joints, poor ventilation, and overflowing gutters. In commercial properties, larger surfaces and flat roofs can make the issue harder to pinpoint, so a more detailed inspection is often required.

Surveyors should check for signs like damp patches on walls, peeling paint, mould growth, and a musty smell, often occurring after heavy rainfall.

The level of moisture penetrating damp creates results in the perfect conditions for mould to develop. Mould thrives in damp, poorly ventilated spaces, presenting health risks such as respiratory issues, allergies, and asthma.

In residential settings, mould often appears in living spaces, bathrooms, and bedrooms. For commercial properties, mould can impact areas like storerooms, basements, or large offices, affecting both employees and stored goods.

Surveyors should clearly explain in reports that while damp is the root cause, mould is a consequence that must be addressed quickly to protect occupants’ health and comply with UK housing standards.

Both detail and accuracy are essential when documenting penetrating damp and mould, as these reports will be used by property owners when taking the steps necessary to resolve the issues effectively. Include the following key sections to provide a thorough overview:

Property Details

Clearly state the property’s address, type, age, and construction materials, as these factors can influence the severity of damp issues. This sounds obvious but it is essential for context and can easily be overlooked.

Methodology

Outline the methods used to assess the property, which should typically include:

• Moisture Meter Testing: Record moisture levels in walls, floors, and ceilings to establish the severity of the damp.
• Condensation and Ventilation Assessment: Evaluate the property’s ventilation systems and any signs of condensation that may be a contributing factor.
• Visual Inspection: Highlight findings from on-site assessments with photographic and thermal imaging evidence where necessary. This provides property owners with a clear understanding of the exact location of the issues and serves as a valuable reference to track whether the problem has worsened or improved over time.

Cause of Damp

Provide a clear explanation of what you believe to be the underlying cause of the damp entering the property, whether that be structural defects, guttering, drainage, external leaks, or poor maintenance. Doing so will allow the issue to be fixed for the long term, rather than just being momentarily covered.

Signs and Severity

Document any notable signs of penetrating damp including moist patches, blistered paint, water stains, mould growth, and any associated odours. Note how widespread the damp and mould are within the property, including measurements of affected areas. Use a RAG rating to determine which areas need to be assessed and treated first, ensuring the worst is treated with haste.

Mould Analysis

Where mould is present, describe its location, type (if identifiable), and severity. Include notes on how it may impact health, particularly for vulnerable occupants so that it is treated appropriately and at the correct time scale. Mention any potential health hazards commonly related to the type of mould identified, such as respiratory issues, allergies, and asthma.

Recommendations for Remediation

Outline clear steps for addressing the issue, including:

• Structural repairs, such as fixing roofing, gutters, or external brickwork.
• Improved ventilation systems.
• Mould treatments and preventative solutions.
• Suggested timelines for addressing urgent versus non-urgent repairs.

Legal Implications

For rented properties, highlight any breaches of UK housing laws, such as the Homes (Fitness for Human Habitation) Act 2018 or local authority standards under the Housing Health and Safety Rating System (HHSRS). Surveyors also should consider the implications of Awaab’s Law, which came into force in 2023. This legislation sets strict timelines for social housing providers to investigate and resolve reports of damp and mould, with landlords now legally required to act promptly to address these issues to ensure the health and safety of tenants.

For commercial properties, it is equally important to document the broader implications of inaction, including disruptions to business operations, potential stock damage, and workplace safety concerns. Clear evidence and thorough reporting will help property owners understand their legal obligations and the potential risks posed by unresolved damp and mould issues.

An actionable report not only identifies the problem, but also helps the property owner solve it swiftly and efficiently. Implement these best practices to improve the clarity and value of your reports:

• Use Clear, Simple Language: Avoid unnecessary technical jargon and write in simple terms. Your report may be reviewed by people who aren’t experts in the field, such as tenants, landlords, or legal professionals, so make sure it’s understandable.
• Provide Detailed Photographic Evidence: Include photos of the affected areas, with annotations if necessary, to highlight key details. Supplement these with diagrams or thermal imaging where available.
• Prioritise Actionable Recommendations: Separate your suggestions into immediate and long-term steps. For instance, recommend quick fixes like cleaning the gutters before moving on to complex fixes like re-rendering the walls.
• Include Legal References: Where appropriate, reference relevant UK legislation (e.g., the Landlord and Tenant Act 1985 or HHSRS) to emphasise the importance of addressing damp and mould. This is especially useful for motivating landlords to act quickly.
• Tailor Reports for the Property Type:
  • Residential Reports: Focus on occupant health, tenant safety, and compliance with property standards. Highlight risks to residents, such as mould affecting bedrooms or living spaces.
  • Commercial Reports: Place greater focus on operational risks, such as stock damage, compliance with workplace health and safety, and potential financial losses.

The tips outlined above allow for a detailed report that includes actionable advice for long-term fixes, rather than simply painting over mould or damp patches.

Landlords in the UK are responsible when it comes to making sure that properties are safe and free from issues such as penetrating damp and mould, which can be particularly dangerous for residents.

Under the Homes (Fitness for Human Habitation) Act 2018, rented properties must not pose risks to tenants’ health or safety due to damp or mould. Landlords are responsible for investigating and addressing these issues promptly, paying for necessary repairs, and conducting regular inspections to prevent problems from getting any worse. It is not down to the tenant to make any repairs, although they should report any signs as quickly as possible to make sure the issue is resolved before it gets to a severe state.

For residential properties, tenants who experience unresolved damp or mould can escalate the issue by contacting their local authority. Councils can inspect the property under the Housing Health and Safety Rating System (HHSRS) and issue enforcement notices to prompt landlords to take action. In the more extreme cases, tenants may also seek compensation for poor living conditions, health impacts, damage to personal items or increased costs like higher energy bills.

In commercial properties, unresolved damp or mould can disrupt business operations, damage stock, and create unsafe working environments. Tenants can address any issues through their lease agreements, which should outline landlords’ responsibilities for property maintenance. If landlords don’t act accordingly, tenants may claim damages or seek legal advice to enforce their rights under relevant laws, such as the Health and Safety at Work Act 1974.

Surveyors play an essential role in helping landlords and property owners comply with these obligations. Their reports should document hazards, identify breaches of standards, and recommend clear steps for resolving any issues. Whether for residential or commercial properties, timely action, accurate reporting, and professional guidance are essential.

Surveyors are vital for housing associations due to the fact they offer thorough, accurate, and unbiased evaluations of properties. These reports assist housing associations in fulfilling their responsibilities to offer safe and liveable houses. This is why it is so important for surveyors to document the likes of damp and mould effectively, ensuring to include the severity, causes, and location so that it can be treated quickly. To deliver an accurate, actionable report that housing associations can use to prioritise repairs and maintenance, clear evidence – such as photos, moisture meter test results, and thermal imaging – is essential.

Surveyor reports often act as key evidence when housing associations need to show compliance with regulations such as the Homes (Fitness for Human Habitation) Act 2018 and local authority standards under the Housing Health and Safety Rating System (HHSRS). They also support housing associations in addressing tenant complaints, ensuring transparency and accountability in their responses.

As well as clear evidence, surveyors should give housing associations practical suggestions on how to address mould and damp problems. This should cover repair schedules, suggestions for preventive measures and direction on enhancing ventilation systems or fixing structural flaws for long-term fixes.

Alongside assisting housing associations in maintaining legal compliance, surveyors also aid in building both trust and confidence between property managers and renters by providing concise, well organised reports. The knowledge of surveyors helps housing associations effectively implement measures to make tenants’ living conditions safer and healthier.

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