Damp & mouldDamp and mould surveys for housing associations and councils
We provide independent damp and mould surveys for housing associations, councils and other registered providers, from single responsive cases to planned sampling across your stock. Our RICS Chartered Building Surveyors diagnose the cause, report in a consistent format your teams can act on, and specify the work that will stop the problem coming back. We work alongside your in-house surveyors, repairs teams and contractors, adding capacity and independent expertise where you need it.
If your priority is meeting the statutory investigation and repair deadlines on a specific case, see our Awaab’s Law surveys. This page covers the wider operational service.
Why housing providers use an independent surveyor
Damp and mould is now one of the most closely scrutinised areas of social housing management. Awaab’s Law has applied to damp and mould hazards since 27 October 2025, the Regulator of Social Housing enforces through the Consumer Standards, and tenants can take complaints to the Housing Ombudsman. Our introduction to what Awaab’s Law means for landlords sets out the background.
Most providers already have processes in place. Where an independent chartered surveyor adds value is in the cases and questions those processes struggle with:
- Complaints that keep coming back after mould washes, redecorations or new extractor fans.
- Disagreement over whether the cause is condensation, a building defect or both.
- Archetypes or blocks where you suspect a design or construction issue affecting many homes.
- Peaks in demand that stretch your in-house surveying capacity.
- Cases where an impartial, well-evidenced report will help rebuild trust with a resident.
Our services for housing providers
Our social housing damp and mould surveys can be instructed for a single property or as part of a regular arrangement, and cover the following areas of work.
Responsive damp and mould investigations
We investigate individual reports of damp and mould using the same method as our standard damp and mould survey: a full inspection inside and out, with moisture meters, thermal imaging, calcium carbide testing, salt analysis, airflow analysis and room-by-room temperature, relative humidity and dew point readings. The report identifies the cause, rates the risk and gives prioritised recommendations. Where the case falls under Awaab’s Law timescales, tell us the date you became aware so we can plan around your deadline. We normally attend responsive instructions within 2 to 3 working days and issue the report within 5 to 7 working days of the inspection.
Repeat and complex complaint cases
Repeat complaints usually mean the root cause has not been found. We review the repair history you hold, inspect the property and its surroundings, and set out clearly why earlier work did not succeed and what will. This is often the most cost-effective instruction a provider can make, because it stops the cycle of repeat visits.
Void inspections
A void is the best chance to fix damp and mould properly before a new household moves in. We inspect empty homes, identify defects and ventilation, insulation or heating issues, and recommend the works needed so the home is let free of damp and mould hazards. Void inspections can be instructed as a standalone service or as part of a wider programme of work.
Portfolio and stock condition sampling
Where you suspect a wider problem, we can inspect a sample of homes across an estate, block or property type to identify common causes and patterns. The findings help you decide whether an issue needs a targeted programme of works or can be dealt with by case-by-case repairs, and can feed into planned and preventative maintenance programmes. There is no minimum number of properties for a sample or portfolio survey.
Contractor specifications and post-works checks
We prepare written specifications and scopes of works for your contractors, based on our findings, so the right work is carried out first time. Once works are complete, we offer post-repair verification inspections to confirm the problem has been resolved.
Consistent reporting
Our reports follow a consistent structure: findings, cause, risk rating and prioritised recommendations, separating immediate safety work from preventative work. That consistency makes it easier to compare cases, brief contractors, respond to complaints and keep the records the regulations and guidance expect.
How our findings support your wider obligations
Every investigation considers the property against the HHSRS damp and mould hazard and identifies whether the cause is condensation, penetrating damp, rising damp or a combination. Our guide to the types of damp explains the differences your teams will see in our reports.
Because our reports are dated, photographed and evidence-based, they also help if a case escalates. Should a complaint turn into a claim, our damp and mould expert witness service can provide independent evidence under CPR Part 35, subject to the usual checks on independence.
How we work with you
- Initial discussion – we agree the type of work, the volumes you expect, your reporting needs and how instructions will reach us.
- Instruction – you send each case with the address, the issue reported, access details and any relevant history.
- Inspection – a Chartered Building Surveyor attends and carries out the investigation.
- Report – you receive our findings, risk rating and prioritised recommendations in the agreed format.
- Follow-up – we specify works and verify completion where required.
Why Lansdown Associates?
- Independent – we do not carry out repairs or sell damp treatments, so our recommendations are driven only by the evidence.
- RICS Chartered Building Surveyors – regulated professionals who understand building pathology.
- Experienced with social landlords – social landlords are among the clients we already work for, alongside the NHS, the Diocese and national organisations.
- Expert witness standard – our director John Jackson MRICS MEWI is a member of the Expert Witness Institute (EWI).
- Coverage – offices in Liverpool, Manchester and London, also covering Birmingham, Leeds and Northern Ireland.
Frequently asked questions
Can you work alongside our in-house surveyors?
Yes. Many providers use us for overflow, complex or disputed cases while their own teams handle routine inspections.
Can you take on a single case, or only a programme of work?
Both. You can instruct us on one property, or we can agree a framework or call-off arrangement for a regular flow of instructions.
How is this different from your Awaab’s Law survey?
Our Awaab’s Law survey focuses on a single hazard investigation within the statutory timescales. This service covers the broader operational picture: responsive cases, repeat complaints, voids, sampling and works verification.
Do you cover all types of damp?
Yes. We investigate condensation, penetrating damp and rising damp, and identify where more than one source is involved.
Talk to us about damp and mould support
To discuss a case or a programme of work, or to request a free quotation, call 0151 374 0905 or email office@lansdownassociates.co.uk, Monday to Friday, 09:00 to 17:00. We usually respond within one working day.
Related services
- Damp and mould surveys – our full damp and mould survey service for all property types.
- Awaab’s Law surveys – hazard investigations aligned to the statutory timescales.
- Planned and preventative maintenance surveys – long-term planning for your stock.
- Housing disrepair surveys – expert reports when disputes reach a claim.