Damp, black mould and condensation: causes, health and the law
What we look for on every survey, what the law says, and answers to the questions we hear most.
Damp is not always rising damp
Many problems blamed on rising damp come from somewhere else. We check each source so you only pay to fix what is really wrong. Here is what we look for on every visit.
Roofs, chimneys and gutters
Missing or slipped tiles, cracked flashings, damaged chimney stacks, and gutters and downpipes that leak or overflow onto the wall.
Walls, render and pointing
Cracked or blown render, gaps in brick joints and bricks that soak up rain. Single-brick walls let water through more easily.
Rising damp
Damp coming up from the ground. We check it properly, because it is often blamed when the real cause is something else.
Condensation and mould
Black mould, wet windows and cold corners. Often caused by poor ventilation and cold surfaces, not a leak.
Leaks and plumbing
Leaking pipes, waste pipes, showers, baths and radiators that can soak a wall or ceiling.
Floors and ventilation
Whether air can move under the floor and through the rooms, and whether fans and vents are doing their job.
Past repairs that have not worked
Damp-proof courses, plaster or paint that were put in but did not fix the real cause.
Ground levels
Soil, paving, patios or paths built up against a wall can sit higher than the damp-proof course, the barrier a few bricks above the ground that stops water getting in. When the ground is too high, water can pass the barrier and show up as damp, peeling paint and stained plaster low on the inside wall. Blocked or buried air bricks make it worse, because the floor and walls cannot dry out. We measure the ground levels outside and tell you if they need lowering or draining.
Blocked gutters and downpipes
Gutters and downpipes carry rain away from the walls. When they are blocked by leaves, moss or plants, or the joints leak, water spills over the edge and runs down the wall. You may see green algae or dark staining on the brickwork, peeling render, and damp patches inside that get worse after rain. Over time the water can soak into the wall and reach the roof timbers. Downpipes that empty against the base of a wall can also cause damp low down. We check every gutter, joint and downpipe and tell you what needs clearing or repairing.
Soot and salts in old chimneys
Soot from old coal and wood fires holds salts. When rain gets into the stack, it carries those salts into the chimney breast and leaves brown or yellow stains. Hygroscopic salts soak up moisture from the air, so the wall can feel damp even after the leak is fixed. Painting over it will not work.
Damp, black mould and your rights
Damp and mould are not just an eyesore. They can affect your health, and in rented homes in England there are rules about who must fix them. This is general information, not legal advice.
Health risks
Damp and mould can cause coughs, wheezing, sore eyes and skin, and can make asthma and allergies worse. Babies, children, older people and anyone with a lung condition or a weak immune system are most at risk.
Fit to live in
Under the Homes (Fitness for Human Habitation) Act 2018, a landlord in England must make sure a rented home is fit to live in at the start of the tenancy and throughout it. Serious damp and mould can mean it is not.
Repairs landlords must do
Under the Landlord and Tenant Act 1985, a landlord must keep the structure and outside of the home in repair. That covers the roof, walls, gutters and pipes, which are common causes of damp.
Council powers
Damp and mould are listed as hazards under the Housing Health and Safety Rating System. Councils can inspect, and can order a landlord to put serious hazards right. Damp that harms health can also be a statutory nuisance under the Environmental Protection Act 1990.
Awaab's Law
Named after two-year-old Awaab Ishak, who died in 2020 because of mould in his home. It sets fixed deadlines for social landlords in England to investigate and fix damp and mould, and it is expected to be extended to private landlords. A written survey report with photos and readings is clear evidence of what is wrong and what is causing it, for landlords and tenants alike.
Damp survey questions
How much does a damp survey cost?
A damp survey and written report costs £220 for a flat or 2 bed, £270 for a 3 bed house and £350 for a 4 bed house. For larger or unusual properties, call 07591 618828 for a quote.
How do I know if it is damp or condensation?
Condensation usually shows as surface mould in corners, behind furniture and around windows, and gets worse in winter. Penetrating damp tends to leave stains and high meter readings that get worse after rain. A survey with moisture readings, thermal imaging and a humidity check tells the two apart.
Is it rising damp?
Often it is not. Many problems blamed on rising damp come from roofs, chimneys, gutters, render, high ground levels or condensation. We check each possible source before drawing a conclusion.
What do I get after the survey?
A written report with photographs, meter readings, thermal images, the likely causes and a prioritised list of recommendations, sent within 2 working days of the inspection.
Are your surveys independent?
Yes. The report sets out what we found and what we recommend, so you can decide what to do and who to instruct.
Can tenants and homeowners book a survey as well as landlords?
Yes. We survey for homeowners, landlords and tenants across Blackpool, Fleetwood, Thornton-Cleveleys, Rossall and the rest of Lancashire.
Which areas do you cover?
Lancashire, including Fleetwood, Blackpool, Thornton-Cleveleys, Rossall, Cleveleys, Poulton-le-Fylde, Lytham St Annes, Kirkham, Garstang, Preston, Lancaster and Morecambe. If you are nearby, get in touch.
Do you offer a damp survey near me in Fleetwood, Blackpool and Cleveleys?
Yes. We are based in Fleetwood and survey across Blackpool, Thornton-Cleveleys, Cleveleys, Rossall, Bispham, Poulton-le-Fylde and the rest of the Fylde coast, as well as Preston, Lancaster and wider Lancashire.
What causes damp in houses?
The most common causes are water getting in from outside through the roof, chimney, gutters, downpipes, render and brickwork, condensation from poor ventilation, leaking pipes, and ground levels built up against the walls. True rising damp is much less common than people think.
Why does my chimney breast look damp or stained?
Rain getting in at the top of the stack is a common cause. Old soot and tar inside the chimney also hold salts that bleed through paint and wallpaper as brown or yellow stains and keep the wall damp. A survey finds out where the water is coming from.
What is black mould and how do I get rid of it?
Black mould grows on damp surfaces, usually because of condensation or a hidden leak. Cleaning it off only helps if the cause is fixed. We find the cause and tell you what to do.
Is damp the landlord's or the tenant's responsibility?
It depends on the cause. A leaking roof, gutter or pipe is usually a repair for the landlord, while condensation can come from how a home is lived in and ventilated. An independent report with photos and readings shows what is causing it.
Should I get a damp survey before buying a house?
It is a good idea, especially for older homes. A damp survey shows whether there are problems, what is causing them and what the repairs might involve, before you commit to buying.
Do I need a damp proof course?
Not always. Many damp problems are fixed by repairing the roof, chimney, gutters, render or ground levels. We check every possible cause first, so you do not pay for work you do not need.
Do you survey commercial properties?
Yes. We survey shops, offices, pubs, cafes, flats above shops and other business premises. Call 07591 618828 for a quote.
Do you survey heritage and older buildings?
Yes. Old solid-wall houses, chapels and period properties need a careful approach, because the wrong repair can trap water and make damp worse. Call 07591 618828 for a quote.
Is there a discount for pensioners?
Yes. We offer a 10% OAP discount for over 65s. Ask when you call 07591 618828.
Can a damp survey help with a mould complaint or a dispute?
A written report with dated photos, meter readings and thermal images gives you clear evidence of what is wrong and what is causing it. Many landlords, tenants and homeowners use it to agree repairs.
How do I pay for a damp survey?
We take 20% to book your inspection date, and the remaining 80% on arrival by card or bank transfer. You can also pay the full amount when you book if you prefer.
How long does it take to get my damp survey report?
You receive your written report within 2 working days of the inspection.
Is damp and black mould a health risk, and who has to fix it in a rented home?
Yes. Damp and mould can cause breathing problems and make asthma and allergies worse, especially for children, older people and anyone with a lung condition. In England, landlords must keep rented homes fit to live in and must repair the structure and outside of the property, and councils can act on serious damp and mould hazards. This is general information, not legal advice.
Can the ground outside my house cause damp?
Yes. If soil, paving or a patio is built up against the wall, it can sit higher than the damp-proof course, so water gets into the wall. Look for damp low on the inside wall, peeling paint near the skirting, and air bricks that are covered or blocked. Ground outside should normally sit well below the damp-proof course and slope away from the house. A survey measures this and tells you what to do.
Can blocked gutters cause damp inside my house?
Yes. A blocked or leaking gutter spills rainwater down the wall instead of carrying it away. The wall soaks it up, and you can see damp patches, peeling paint and mould inside, often worse after heavy rain. Clearing the gutters and repairing leaking joints and downpipes is one of the cheapest ways to stop it. A survey checks the gutters along with the roof, walls and ground levels, so you know whether they are the cause.