Damp Survey FAQs

An inspection of a property by a damp and timber surveyor who doesn't sell or carry out treatments. The aim is to identify the cause of damp, mould or timber decay and recommend the most cost-effective fix, with no commercial reason to recommend unnecessary work.

Free surveys are usually offered by companies that sell damp-proofing, injections, membranes and replastering. The surveyor may be paid on what they sell. An independent survey costs a fee, but it often saves far more by avoiding work you don't need.

The fee depends on the size of the property and whether you need one problem area looked at or the whole house. Call or message Ben with the address and a description of the problem and he'll confirm the price before anything is booked.

A typical house takes around one to two hours on site. Larger or older properties, or whole-house pre-purchase inspections, can take longer. Your written report follows by email.

No. Ben is a surveyor only. He doesn't do remedial work and doesn't take commission from contractors. Much of the work identified in a report can be done by a general builder, roofer, plumber or even the homeowner.

Genuine rising damp exists, but it's much less common than is often claimed. Most damp at the bottom of walls in West Yorkshire homes turns out to be caused by bridged damp-proof courses, high outside ground levels, rain penetration, leaks or condensation.

All of West Yorkshire, from a base in Cleckheaton (BD19), including Leeds, Bradford, Wakefield, Huddersfield, Halifax, Dewsbury, Batley, Morley, Brighouse, Mirfield, Pontefract, Castleford, Heckmondwike, Birstall and Lightcliffe.

Ben Horne is trained and certified through the Federation of Damp (FOD) and is fully insured. You can view his certificate on the About page.

No. Ben is a surveyor only. He doesn't carry out remedial work, and doesn't take commission or referral fees from contractors, so the report has no reason to recommend more work than you need.

Ideally yes, or someone who knows the property. It helps to hear when the problem appears, what has already been tried, and how rooms are heated and ventilated. Clearing furniture away from the affected walls also makes the inspection quicker.

The inspection is non-invasive. Moisture readings use meters that leave at most two tiny pin marks. Nothing is opened up, and no fixed floor coverings are lifted, without your agreement first.

Not necessarily. High readings are a reason to investigate, not a diagnosis. Old plaster containing salts, certain wall coverings and condensation can all give high readings. A specialist inspection establishes whether there's a real defect and what it would cost to fix.

Many buyers do. The report sets out the cause, the work required and a guide to likely costs, which gives you and your solicitor something factual to take back to the seller.

Ben understands that purchases run to deadlines. Call or WhatsApp with the address and your timescale and he'll tell you the earliest date he can attend.

Yes. Tenants can book a survey directly. You'll need to arrange access with the landlord or agent if the problem extends to areas you don't occupy, such as a loft or shared cellar.

No. Condensation depends on moisture levels, heating and ventilation, but building defects such as cold walls, poor insulation, missing extractor fans or windows without vents make it far worse. A survey separates the lifestyle factors from the building factors.

Environmental Health officers make their own assessments, but a clear independent report with readings and photographs gives them useful evidence and often speeds things up.

Wet rot stays close to the source of water and the timber often looks dark and soft. Dry rot can spread across masonry, shows white or grey strands and cotton-wool growth, and causes deep cube-shaped cracking. Because the repairs differ so much, it should be identified by someone experienced.

No. Many exit holes are old and the beetles have long gone. Treatment is only needed where there's evidence of active infestation, and then usually only in the affected timbers.

Often a view under the floor through an existing hatch or loose board is enough. Nothing is lifted or opened up without your permission, or the owner's if you're buying.

Condensation is the most common form of dampness in UK homes, followed by penetrating damp from rain and leaks. True rising damp is much less common than often claimed.

Often, yes. Many cases are caused by something bridging an existing damp-proof course, such as raised ground, render or a path. Removing the bridge and letting the wall dry out can be enough.

Black mould usually grows where condensation forms on cold surfaces. It can also grow on walls kept wet by leaks or penetrating damp. Identifying which is happening determines the cure.

Generally yes. Wet rot stays near the source of moisture and stops when the timber dries. Dry rot can spread across masonry to reach dry timber elsewhere, so it needs more extensive investigation and repair.

Small, confirmed areas of common furniture beetle can sometimes be treated with DIY products, but it's worth confirming the infestation is active and identifying the beetle first. Many holes are historic and need no treatment at all.

Not usually, but structural timbers such as joists, beams and lintels need to be assessed. The survey will flag any timbers that may need a structural engineer's opinion.

Not yet. Since October 2025 it has applied to social landlords in England. The Renters' Rights Act 2025 allows it to be extended to private renting, with dates to be confirmed. Private landlords already have legal duties to deal with serious damp and mould.

Under Awaab's Law, social landlords must investigate significant hazards within 10 working days, give the tenant a written summary within 3 working days of the investigation, and make the hazard safe within 5 working days of the investigation concluding. Emergency hazards must be investigated and made safe within 24 hours.

Yes. A tenant can instruct an independent surveyor directly. The report records the readings, the cause and the repairs needed, which can be shared with the landlord, the council or the Housing Ombudsman.