Independent damp & mould surveys · Suffolk, Norfolk, Essex, Cambridgeshire, North London & the West Midlands
We find out what is causing the damp or mould, without having anything to sell you afterwards. No damp proofing. No recommended contractor. Nobody paying us but you. Just an independent diagnosis, thermal imaging as standard, and a clear written report within 24 hours. Fixed fee from £350.
Not sure? Request a call back and Rory will tell you which one you need, or whether you need a survey at all.
“I live overseas and rent out my home in Stowmarket, so having a reliable, trustworthy surveyor I can call on is really important to me. Rory found the cause of mould in the bathroom straight away.”
“Rory surveyed one of my rental flats in Norwich and identified condensation as the cause of mould in the bathroom. A simple fix, he recommended installing an extractor fan, but good to have it properly assessed and documented.”
“I called Rory in to survey my semi-detached in Stowmarket after noticing some damp issues. He identified the cause straight away, blown render on the external wall allowing water to penetrate. Really impressed by how thorough he was.”
Or download a real report, published with each client's permission: a problem areas survey (PDF, 22 pages), a whole property survey (PDF, 35 pages) or a survey with costings (PDF, 53 pages). All case studies.
Every damp and mould survey includes all six of the below, for one fixed fee. There are no add-ons and no upsell at the end of the visit, because there is nothing for us to sell.
Rising damp, penetrating damp, condensation, a leak or a building defect. These look similar on a wall and need completely different fixes. We tell them apart with evidence rather than guesswork.
A thermal camera on every single survey, finding the cold spots and moisture paths behind the surface. Most independent surveyors charge £100 to £200 extra for this or gate it behind a premium tier.
Protimeter readings taken room by room and recorded in the report, so the finding is measured and repeatable rather than a professional opinion you have to take on trust.
Plain English, photographs, the readings, and a clear conclusion you can act on or hand to a landlord, agent or solicitor. In your inbox the next day, not in a fortnight.
A schedule of works with an honest view of what is worth doing and what is not, including the times the real answer turns out to be far cheaper than you were told.
No damp proofing arm, no contractor referrals, and no contractor paying us anything in connection with your survey. If the property does not need the treatment someone has quoted for, we will say so in writing.
The damp industry has a well-documented credibility problem. Many surveyors are employed or incentivised by remediation contractors, which is a clear conflict of interest. Vigilant Surveys is an independent damp and mould surveying practice based in Suffolk, covering East Anglia, North London and the West Midlands. We diagnose the cause of damp and mould. We carry out no remedial work, sell no products, and take no commission or referral fee from anyone who carries out repairs. We are paid for the survey and the report, and nothing else.
If a tenant has reported damp or mould, what protects you is a dated, independent record of what was actually found, taken by someone with no stake in the repair. That is the whole of what we do.
For social landlords, Awaab's Law has applied to significant damp and mould in England since 27 October 2025, with 10 working days to investigate from becoming aware of a potential hazard and 5 working days to make safe once a significant hazard is identified. Further hazard categories follow in October 2026 and October 2027.
For private landlords, being straight about it: Awaab's Law does not currently apply to the private rented sector. Extension to private renting is expected but is not in force today, so treat anyone selling you compliance against it with some caution.
We provide the inspection and the evidence. We carry out no remedial work, sell no products, and take no commission or referral fee from anyone who carries out repairs.
Based in Suffolk with full coverage across East Anglia, active operations in North London, and the West Midlands. Three distinct markets, one consistent standard of independent, evidence led reporting.
Tell us what is going on and Rory will call you straight back, usually within 2 hours, to arrange your survey. No payment to book — once your visit is confirmed we send you a secure payment link. Independent, fully insured, straight to Rory with no call centre.
Homeowner, landlord, letting agent or solicitor, the first step is the same. Leave your number, Rory calls you back, usually within two hours, and you find out whether a survey is even the right answer before anyone asks you for money.
Every survey includes thermal imaging as standard. One structured visit, one clear written report. The £350 focused fee covers the affected room or rooms and every other room we need to inspect to find the cause, so you are never charged by the room. We do not compete on price. We compete on quality, independence and credibility.
Wondering how that compares? See what every published guide says a damp survey costs, and what each price actually buys.
You know where the problem is. We find out what is causing it, with calibrated moisture mapping and thermal imaging as standard. Ideal for a homeowner with one problem, or a landlord responding to a complaint.
Damp or mould in more than one place, or you want the whole house checked. Every room, the loft spaces and a full outside inspection, with the same instruments and the same written report.
Everything in our Whole Property Survey, plus a realistic idea of what it will cost to put right. For a homeowner comparing quotes, a buyer deciding whether to commit, or a seller who wants the same facts in front of both sides.
Access requirement
Please ensure someone is available to provide full access to the property at the agreed appointment time. This includes all rooms, loft hatches, cellars and outbuildings where relevant.
No-access policy
If our surveyor is unable to gain access to the property and cannot reach you within 25 minutes of the agreed arrival time, a call-out charge may apply and the survey will need to be rescheduled.
Cancellation & rescheduling
Appointments may be cancelled or rescheduled free of charge up to 48 hours before the survey. Cancellations within 48 hours will incur a 50% charge. Same-day cancellations are charged in full.
Report delivery
All written reports are delivered by email within 24 hours of the survey being completed.