Fictional report example
Example independent damp & timber survey report
A detailed fictional inspection showing the type of report DampApp Pro can produce from a fully completed survey.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Independent Damp & Timber Survey
Harbour Property Care Ltd
Regional managing agent
18 Willowbank Terrace, York, YO24 4AA
EPC E (potential C)
Circa 1890 · traditional solid-wall construction
Company History
Northfield Damp & Timber Surveys is an independent practice specialising in damp, timber and building-pathology investigations. Inspections are evidence-led and proportionate, with recommendations directed first at identified moisture sources, ventilation defects and affected materials.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Legal Disclaimer
This report records a non-destructive inspection of the areas described. It is not a structural design, drainage test, invasive timber survey, valuation or guarantee that concealed defects are absent. Conclusions apply to the evidence available on the inspection date and should be reconsidered if opening-up or subsequent drying produces different evidence.
Client Instructions
Inspect accessible areas of the cellar, front ground-floor room, kitchen and bathroom to investigate reported staining at the front elevation, assess associated timber and ventilation conditions, record environmental readings, and provide proportionate next actions. An HHSRS damp-and-mould entry was requested as a separate assessor-owned record; no legal compliance determination was requested.
Executive Summary
Primary working conclusion. Localised moisture staining and failed finishes to the front cellar wall align with external staining below a cracked rainwater hopper and a downpipe joint that leaked during the inspection. The distribution is most consistent with localised rainwater penetration. Minor mould at the cooler wall junction is considered secondary to the persistently damp surface.
Timber and ventilation. Elevated timber moisture and localised surface softening were recorded at accessible ground-floor joist ends beside the affected wall. The concealed extent requires targeted opening-up. The kitchen extract fan operated; the bathroom fan did not operate when tested.
Alternative causes considered. No distinct low-level rising profile or accessible plumbing defect was identified. Hidden defects remain possible and should be reconsidered only if moisture persists after rainwater repairs and a suitable drying period.
Priority actions. Repair the rainwater hopper and downpipe, restore bathroom extraction, expose and assess the affected joist ends under a safe system of work, then repeat the moisture profile before specifying plaster replacement or damp-proofing treatment.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Scope & Definitions
Inspection scope
Accessible internal and external areas were inspected visually and with non-destructive moisture, temperature and relative-humidity measurements. Furniture, fixed finishes and stored contents were not removed. The cellar ceiling limited direct inspection of some joist bearings.
Professional control
Observations, measured data and interpretations have been reviewed together. Where the available evidence does not justify a conclusion, the report identifies the limitation and recommends proportionate further investigation.
Technical Definitions
- Working conclusion
- The best-supported explanation at the inspection date, subject to recorded limitations.
- WME
- Wood Moisture Equivalent: a comparative electrical reading that requires interpretation against the material and context.
- Dew point
- The temperature at which air at the measured vapour content reaches saturation.
- HHSRS
- An assessor-led housing hazard rating method; app arithmetic does not replace assessor judgement or a local-authority determination.
Energy Performance Certificate (EPC)
Recorded recommendation: consider compatible insulation and ventilation improvements only after the rainwater defect is repaired and the traditional solid-wall construction has been assessed. The EPC is contextual evidence, not a damp diagnosis.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Description of Property
Circa-1890 two-storey mid-terraced dwelling with a cellar, solid brick external walls, suspended timber ground floor, pitched slate roof and later rear addition. The front elevation faces north-west. Internal occupancy was normal for the property size at the inspection.
External Observations
- Localised staining and algae were present below a cracked rainwater hopper at the front elevation.
- The adjacent downpipe joint leaked during rainfall and discharged partly over paving beside the cellar wall.
- Pointing around the affected area was weathered but remained generally intact away from the rainwater defect.
- No generalised high external ground level was recorded at the inspected front elevation.
Adequacy of Ventilation
Ventilation was partly effective: the kitchen intermittent extract fan operated, while the bathroom intermittent fan did not operate when tested. Background ventilators were present and unobstructed in the inspected rooms.
Extractor Fans
| Location | Type | Status | Notes / extract check |
|---|---|---|---|
| Kitchen | Intermittent mechanical extract | Operational | Operated at test; terminal unobstructed. Airflow not quantitatively commissioned. |
| Bathroom | Intermittent mechanical extract | Not operational | No response at local control; repair and verify delivered airflow. |
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Structural Timber
Accessible front ground-floor joist ends recorded elevated timber moisture and localised surface softening beside the damp masonry. No assertion is made about concealed bearing capacity. Targeted opening-up and assessment by a competent person are required before repair or preservative treatment is specified.
Internal Damp & Plaster
Evidence: staining, flaking paint and minor mould were concentrated around the front cellar wall below the rainwater defect. Comparative readings reduced laterally and with distance from the focal area.
Primary working conclusion: localised rainwater penetration associated with the defective hopper/downpipe arrangement.
Alternative causes considered: no distinct rising profile or accessible services leak was identified. These alternatives are unresolved rather than proven absent because opening-up was outside scope.
Next action: repair the source, allow drying, repeat the moisture profile, then retain or remove plaster according to condition and further evidence.
Atmospheric Conditions
- Internal average: 20.0°C and 55% RH; external: 12.0°C and 78% RH.
- Calculated vapour-pressure excess: approximately 0.20 kPa.
- Spot readings did not indicate a generally high internal moisture load, but they cannot represent other weather, heating or occupancy conditions.
Soil & Drainage Analysis
Desk-based soil data indicate a loam/clay context with moderate drainage potential. This contextual dataset does not establish groundwater level, foundation drainage performance or a rising-damp mechanism at the inspected wall.
Damp Survey Methodology
Visual inspection, comparative conductivity/search-mode moisture profiling, accessible timber pin readings, spot air/surface temperatures and relative humidity were used. A moisture meter does not identify salts. No long-term dataloggers, destructive opening-up, laboratory salt analysis, borescope survey or drainage test formed part of this instruction.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Floor Plan
Environmental Conditions
External conditions
- Temperature
- 12.0°C
- Relative humidity
- 78%
- Vapour pressure
- 1.09 kPa
- Dew point
- 8.3°C
- Absolute humidity
- 8.2 g/m³
Internal conditions (average)
- Temperature
- 20.0°C
- Relative humidity
- 55%
- Vapour pressure
- 1.29 kPa
- Dew point
- 10.7°C
- Mixing ratio
- 8.0 g/kg
Advisory: these are spot readings. Conditions may change with weather, heating, ventilation and occupancy; continuous monitoring was not included.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Condensation Risk Analysis (BS EN ISO 13788)
Element: front solid-brick wall · normal dwelling humidity class · Manchester climate normals · internal design temperature 20°C.
| Layer (inside to outside) | Thickness | Lambda W/mK | Mu | R m²K/W | sd m |
|---|---|---|---|---|---|
| Internal lime plaster | 18 mm | 0.87 | 7 | 0.021 | 0.126 |
| Solid dense brick | 225 mm | 0.77 | 16 | 0.292 | 3.600 |
| External lime render | 20 mm | 0.87 | 7 | 0.023 | 0.140 |
Method limitation: steady-state vapour-diffusion screening only. It does not model liquid transport, air leakage, hygroscopic buffering, driving rain or solar gain. The result does not dismiss the separately observed rainwater penetration.
HHSRS Hazard Assessment (Housing Act 2004)
Damp and mould growth · Score 118 · Medium · Category 2
| Assessor input | Recorded value |
|---|---|
| Likelihood | 1 in 100 over 12 months |
| Harm outcomes | Extreme 0% · Severe 5% · Serious 20% · Moderate 75% |
| Linked area | Cellar / front ground-floor wall |
Method note: the score is computed from the likelihood and harm-outcome judgements entered by the assessor. Those judgements remain the assessor’s own. This record is not a local-authority determination; enforcement decisions rest with the authority under the Housing Act 2004.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Weather & Property Orientation — North-West
Rainfall was present during part of the inspection, allowing active leakage at the front hopper/downpipe joint to be observed. Weather data and site observations refer to the same inspection period.
Subsoil & Drainage Details
| Dataset field | Recorded result | Interpretation limit |
|---|---|---|
| Soil type | Loam with clay influence | Desk-based context only |
| Clay / sand / silt | 29% / 38% / 33% | Modelled dataset, not a site sample |
| Drainage characteristic | Moderate | Does not establish foundation drainage |
| pH | 6.7 | No diagnostic conclusion drawn |
The localised moisture pattern and observed rainwater defect provide stronger direct evidence than the soil dataset. No rising-damp diagnosis is made from soil type alone.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
External Analysis
Rainwater goods — front elevation
Priority defect- Observation
- Water escaped at the hopper/downpipe joint during rainfall. Staining and algae continued down to the paving beside the cellar wall.
- Linked evidence
- Internal focal moisture pattern aligns with the external defect location.
- Recommendation
- Repair or replace defective components, confirm sound discharge to drainage, water-test after repair and photograph completion.
- Follow-up
- Allow drying and repeat internal moisture readings before deciding on finish replacement.
Pointing and masonry
Localised weathering was recorded. Wholesale repointing was not justified; repair only open or defective joints using a compatible mortar after the rainwater defect is addressed.
External levels
No generalised bridging condition was recorded at the front elevation. The paving fall and downpipe discharge should be checked during repair.
Inspection Checklist
External levels checked
Ventilation provision checked
DPC context recorded
Plaster condition recorded
Accessible timber checked
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Internal Room Findings
Cellar — front wall
North-west orientation · marker D1
Observations
Localised staining, flaking paint and minor mould at the front wall. Comparative wall readings reduced away from the focal area. The adjacent joist end recorded elevated moisture and surface softening.
Recommendations
Repair rainwater goods; expose and assess joist ends; clean mould using an appropriate controlled method; dry and re-profile the wall before specifying finishes.
Supporting evidence: instrument readings and observed indicators were reviewed and approved by the surveyor for inclusion.
Front ground-floor room
North-west orientation · above affected cellar wall
Observations
No visible moisture staining or active mould was recorded to the room finishes. The cooler external-wall surface warrants monitoring while the bathroom extraction defect is corrected.
Recommendations
Maintain normal heating and background ventilation, repair the bathroom fan and review if symptoms recur under colder conditions.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Indoor Air Quality Assessment Overview
The assessment uses the recorded internal air temperature, relative humidity, external conditions and surface temperature. Scores describe the inspection snapshot and sensitivity model; they do not diagnose the cause of localised building moisture.
IAQ Assessment Data — Front Ground-Floor Room
Surface RH 75.7% · mould-risk score 80% · severe-risk band in the app model
The room-wide air reading was not elevated, but the cooler 15°C surface increases local relative humidity. This is a sensitivity indicator, not proof that mould is present in this room.
Environmental Sensitivity Matrix (11-Step Projection)
| Shift | Room temperature | Projected room RH | Projected surface RH | Risk band |
|---|---|---|---|---|
| −5°C | 15.0°C | 75.7% | 105.1% | Severe |
| −4°C | 16.0°C | 71.0% | 98.3% | Severe |
| −3°C | 17.0°C | 66.6% | 92.0% | Severe |
| −2°C | 18.0°C | 62.5% | 86.2% | Severe |
| −1°C | 19.0°C | 58.7% | 80.8% | Severe |
| Current | 20.0°C | 55.2% | 75.7% | High |
| +1°C | 21.0°C | 51.9% | 71.0% | Medium |
| +2°C | 22.0°C | 48.8% | 66.6% | Low |
| +3°C | 23.0°C | 45.9% | 62.5% | Low |
| +4°C | 24.0°C | 43.2% | 58.7% | Low |
| +5°C | 25.0°C | 40.7% | 55.2% | Low |
Projection holds the measured five-degree surface offset constant. It illustrates sensitivity and does not forecast future occupancy or weather.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Essential Summary of Costs
Independent Surveyor Disclosure
Northfield Damp & Timber Surveys has no financial interest in the contractor appointed to complete the work. Figures are budget allowances, not quotations. Competitive quotations against an appropriate specification should be obtained before instruction.
| Description | Status | Cost |
|---|---|---|
| Repair hopper/downpipe and confirm sound drainage discharge | Standard | £480.00 |
| Repair or replace bathroom extract fan and verify airflow | Standard | £325.00 |
| Targeted opening-up and structural timber assessment | Seek Further Advice | — |
Subtotal: £805.00
VAT (20%): £161.00
Total: £966.00
Important Notes
- Repair the identified moisture source before replacing finishes.
- Open timber under a suitable safe system of work and have structural significance assessed before specifying repair or treatment.
- Allow the masonry to dry and repeat the moisture profile; remove plaster only where it has lost integrity or further evidence justifies removal.
- Do not introduce a chemical damp-proof course, cavity membrane or wholesale replastering without evidence that it addresses a confirmed cause.
- Review applicable landlord or housing duties separately where the tenure and instruction bring them into scope.
Northfield Damp & Timber Surveys
Independent damp, timber and building-pathology inspections
Declaration
I confirm that this report records the observations, measurements, limitations and working conclusions stated. The primary conclusion is based on the accessible evidence at the inspection date. Further opening-up, repair outcomes or monitoring may require the conclusion and recommendations to be revised.
I have reviewed the report for internal consistency, distinguished observed evidence from inference, and identified where specialist assessment or further investigation is required. Any HHSRS inputs shown are assessor-owned judgements and do not represent a local-authority determination.
Survey prepared and authenticated by
Alex Morgan
Alex Morgan, CSRT
Signed: 15 May 2026 · Reference NDT-2026-0514