Housing Disrepair, Damp and Mould Reports
When a tenant says the mould is the building and the landlord says it is lifestyle, somebody has to measure it. We do, and we write down what we found whoever is paying.
A housing disrepair report is an independent investigation into damp, mould and the defects behind them, written so that a landlord, a tenant, a managing agent, a council officer or a solicitor can act on it. Since Awaab’s Law introduced fixed timescales for investigating and fixing damp and mould hazards in social housing, with the same expectations spreading across the private rented sector, the question is no longer whether to investigate but how quickly and how credibly.
What we investigate
- Hazard investigation. Where the mould is, how extensive it is, and whether it is condensation-driven, structural damp or a leak. This supports the damp and mould hazard assessment under the Housing Health and Safety Rating System (HHSRS).
- Mould risk assessment. Humidity, surface temperatures, dew point, ventilation performance, heating provision and insulation defects such as cold bridging, recorded room by room.
- Who is responsible. The evidence usually separates building factors (failed extract fans, uninsulated external walls, leaking pipes, penetrating damp) from occupancy factors. We record both factually. Reports that blame “lifestyle” without measurements do not stand up, and neither do reports that ignore it.
- Scope of remedial works in priority order, so the landlord can fix the cause rather than repaint over the symptom.
- Re-inspection after works where a close-out record is needed.
Who instructs us
- Private landlords and letting agents responding to a complaint, a council notice or a pre-action letter
- Housing associations and councils meeting Awaab’s Law and HHSRS duties
- Tenants who need independent evidence that a problem is structural and not of their making
- Block and property managers deciding whether a defect is demised or communal
- Solicitors on both sides of a disrepair claim
Expert reports and court use
Our standard report is a factual investigation report. Where a matter is heading to court and an expert report under Civil Procedure Rules Part 35 or a single joint expert appointment is contemplated, tell us at the outset. We will confirm whether we can meet the requirements of that instruction, including the expert’s duty to the court, before you commit, and if we cannot we will say so.
Independence
DML investigates and reports. Remedial works are quoted separately by our team or any contractor the landlord chooses, so our conclusions are not shaped by the value of the repair. A tenant and a landlord instructing us separately would receive the same findings.
We investigate across Greater London and Surrey. See areas we cover.
Frequently Asked Questions
Is mould the tenant’s fault?
Sometimes occupancy contributes, but the question is whether the building can be lived in normally without mould. Inadequate ventilation, cold bridging, single glazing and leaks are building defects. Our report records the measurements and lets the facts speak.
How quickly can you attend under Awaab’s Law timescales?
We prioritise hazard investigations. Tell us the date the complaint was received and we will confirm attendance against your deadline.
Do you provide a works specification?
Yes. The report ends with a prioritised scope, written so that any contractor can price it.
Can tenants instruct you directly?
Yes. The report is addressed to whoever instructs it, and the findings are the same either way.
Can your report be used in a disrepair claim?
As factual evidence, yes. If a formal expert report is required, discuss the instruction with us first so we can confirm what we can and cannot provide.
Related services
Related reading: Black mould on a bedroom wall: what it means · Mould after a leak: why it appears weeks later
Need independent evidence on damp or mould?
Housing disrepair and mould investigations across London and Surrey.
Last reviewed: 23 October 2026. Independent investigation and written reports. Repairs are quoted separately.