Independent answers

Damp and mould questions, answered honestly

The questions people ask us most, answered by surveyors who do not sell damp treatments. Damp and mould are a symptom: every answer starts with the cause.

Call 07791 178 870 WhatsApp now Send your details

IndependentThermal imaging as standardReport within 24 hoursNo payment to book

Pick your question

Each page answers one question the way people ask it, with what you can check yourself first and when it is worth having it looked at.

My surveyor has recommended a damp survey. What happens now?Your surveyor found signs of damp they could not explain from a visual inspection, so they want a specialist to find the cause before you commit. Book an independent damp survey promptly, from someone who does not sell damp treatments, and keep your agent and solicitor in the loop so the timetable allows for it. The damp survey answers the points your surveyor raised and, for a buyer, gives an indicative cost for the work. It does not replace your Level 2 or Level 3 survey.Is it condensation, a leak or rising damp?Condensation shows on cold surfaces and gets worse in winter and after cooking or showers. A leak or rain getting in makes a patch that grows after rain or after water is used upstairs. True rising damp sits low on ground floor walls and is much rarer than most people are told.Black mould on the ceiling. What should I do?Black mould on a ceiling means the surface is staying damp. Most often that is condensation on a cold spot, usually where the ceiling meets an outside wall or under missing loft insulation. Sometimes it is a roof, gutter or plumbing leak above. Clean it, then find the cause or it will come back.Damp patch or brown stain on the ceilingA damp patch or brown stain on a ceiling is water from above: a bathroom, a pipe, a tank, the roof, a flat roof or a chimney. If it grows after rain or after the shower is used, it is still active. If it is dry and not growing, it may be an old leak, but check before you repaint.Damp patch on a wall but no leak?A damp patch on a wall with no obvious leak is usually rain getting through the outside wall, condensation on a cold patch, a hidden pipe, or ground levels outside sitting too high. On a chimney breast it is often rain in the stack or salts. The position of the patch is the best clue.Bathroom mould that keeps coming backBathroom mould keeps coming back because the room stays wet for too long after showers and some surfaces are cold enough for that moisture to settle. Check the extractor fan works and vents outside, keep the door shut and the fan running after a shower, and look for signs of a hidden leak round the bath or shower.Musty smell in the house but no mould?A musty or damp smell with no visible mould usually means mould or damp out of sight: behind furniture or wallpaper, inside built in cupboards on outside walls, under the floor, under the bath or in the loft. It can also come from drains, a washing machine seal or washing dried indoors. A strong mushroom smell with soft timber should be looked at promptly.Should I be worried about the mould in my house?Take mould seriously but do not panic. Government health guidance says damp and mould can affect anyone's health, particularly breathing, and that children, older people, pregnant women and people with health conditions are more at risk. A small patch you clean that stays away is very different from mould that keeps returning, is spreading, or is where someone vulnerable sleeps.Should I get the mould in my house looked at?Not always. A small patch on a window reveal or bathroom ceiling can usually be cleaned and kept away with better ventilation and heating. Get it looked at when it keeps coming back, is spreading or in several rooms, comes with a damp patch or musty smell, is where someone vulnerable sleeps, or when you need an independent written record.Is it safe to sleep in a room with mould?There is no single yes or no. Government health guidance says damp and mould can affect anyone's breathing and that children, older people, pregnant women and people with existing health conditions are more at risk. If the mould is widespread or keeps returning, or the person sleeping there is in a higher risk group, the sensible step is to sleep in a drier room while the cause is found and fixed, and speak to a GP about any health concerns.Can I just clean it off or paint over it?You can and should clean mould off, safely. Painting over it, even with mould resistant paint, only hides it for a while if the wall or ceiling is still damp. Mould is a symptom: unless the moisture behind it is dealt with, it grows back through the paint.Will a dehumidifier get rid of mould?A dehumidifier will not remove mould that is already there. It can help stop new mould growing when the cause is condensation, by taking moisture out of the air. It will not fix a leak, rain getting through a wall or rising damp, and it can hide those problems while the wall stays wet.Damp and mould in a rented home. What does the landlord have to do?In England your landlord is responsible for damp and mould caused by the building, whether you rent from a council, a housing association or a private landlord. Social housing has been covered by Awaab's Law since 27 October 2025, with fixed deadlines to investigate and make safe. Private landlords are not under Awaab's Law yet, but must keep the home fit to live in and in repair; the government is consulting on extending Awaab's Law to private renting.Been quoted for damp proofing? Read this before you pay.Before paying for a damp proof course, injection, tanking or a membrane, make sure the cause has been proved, not just measured. Ask what the control readings were, what else was ruled out and how, whether the outside was checked, whether salts or samples were tested, and whether the company that diagnosed it also sells the cure. Most damp we look at turns out to be condensation, a leak or rain getting in.Can a damp meter prove rising damp?No. A moisture meter measures electrical resistance on a scale made for timber, and salts read high on a dry wall. BRE Digest 245 says meter readings alone are not conclusive.

Damp and mould are a symptom. We find the cause.

Vigilant Surveys is an independent damp and mould surveying practice covering East Anglia, North London and the West Midlands. We carry out no remedial work, sell no products and take no commission from anyone who does the repairs, so there is nothing to sell you afterwards.

Every survey includes thermal imaging, moisture readings against a dry control and hygrometer readings, and you get a clear written report within 24 hours of the visit. £350 for the problem areas, £450 for the whole property, fixed prices, no payment to book.

Damp and mould inspection How we survey

Book your damp and mould inspection

No payment to book. Tell me what you are seeing and I will call you straight back, usually within a couple of hours, to arrange a visit and confirm the fixed price.

Or call 07791 178 870

Damp surveys by area

Ipswich · Norwich · Cambridge · Colchester · Chelmsford · Peterborough · Bury St Edmunds · North London · King's Lynn · Ely · Newmarket · Sudbury · Stowmarket · West Midlands · all services & pricing