What a Damp Survey Report Includes: a Real One, Anonymised

In short: a Damp & Mould Solutions report sets out what was found in each area, every moisture reading behind it with the photograph it came from, the causes ruled out, a risk rating, the further work recommended, and what the survey could not see. This one is 33 pages, 226 readings across seven areas and 330 photographs, from a survey of a detached property in August 2026.

Questions answered on this page

What does a damp and mould survey report include?
What do the moisture readings mean?
How many readings and photographs do you get?
What did this survey find?
What causes were ruled out, and why?
What does a damp survey report recommend?
What can a damp survey not tell you?
How long does a damp survey report take?
How much does a damp and mould survey cost?
Who carries out and signs off the survey?
Can I see a damp survey report before I book?
Do I have to use you for the repairs?
Is the sample a real report?

What does a damp and mould survey report include?

It includes what was found in each area, every moisture reading behind those findings with the photograph it was taken from, the causes considered and ruled out, a risk rating with the evidence for it, the further work recommended, and what the survey could not see. The report on this page runs to 33 pages and 13 numbered sections.

Section	What it tells you
1. Executive summary	What was found, in plain terms, with a headline finding and each area in turn.
2. Instruction, scope and basis	Why the survey was carried out, what kind of survey it was, and its limitations.
3. Property description	The type of property.
4. Methodology and equipment	How the readings were taken, the instruments used, and the scale each reading is judged against.
5. Moisture readings	Every area's readings, counted against that scale.
6. Environmental and dew point analysis	How condensation works, so it can be told apart from moisture in the structure.
7. Diagnosis and cause	The likely cause, and the causes considered and rejected, with the reason for each.
8. Risk assessment	Each risk factor with the evidence behind it, quoted from the surveyor.
9. Recommendations	The further investigations the surveyor recommends, in the surveyor's order.
10. Professional conclusion	The closing position, and the sign-off.
11. Appendix A: photographs	The photographic record, grouped by room, each reading captioned with its value.
12. Appendix B: reference standards	The British and industry standards the report is aligned with.
13. Appendix C: liability and validity	What the report covers and how long it stays valid.

What do the moisture readings mean?

Readings are taken on a relative scale (REL) for comparing one part of a surface with another, and as percentage moisture content (% MC) in materials that allow it. The report judges every reading against four printed bands: below 200 REL is dry, 200 to 300 is borderline, 300 to 600 is damp, and 600 or more is severe. Each area is then counted, so you see how much of it was wet rather than only its worst reading.

Band	Reading	What it means	Action required
Dry	below 200 REL	No active moisture. Substrate within normal dry-state parameters.	No remedial action required.
Borderline	200 to 300 REL	Slightly elevated reading. Historic moisture or transient surface dampness.	Monitor, act if persistent.
Damp	300 to 600 REL	Active moisture inconsistent with a dry interior, likely a leak or condensation.	Investigation and remediation.
Severe	600 REL and above	More than twice the damp threshold. The relative scale reads to a maximum of 999.	Urgent investigation.

This is the readings table from the report, counted area by area:

Area	Readings	Range	300 REL or more	600 REL or more	Status
Reception room	76	111 to 999 REL	46	30	Severe
Front living room	27	138 to 999 REL	16	14	Severe
Entrance hallway	32	98 to 999 REL	17	12	Severe
Cellar	25	146 to 941 REL, MC 4.0 to 17.0%	11	9	Severe
Kitchen	25	142 to 729 REL	15	4	Severe
First-floor bathroom	31	147 to 449 REL	10	0	Damp
Second-floor bathroom	10	137 to 175 REL, RH 55.1%	0	0	Dry

Of the 185 relative-scale readings recorded across the cellar, entrance hallway, front living room, kitchen and reception room, 105 were at or above 300 REL and 69 at or above 600 REL. The relative scale reads to a maximum of 999, and that maximum was recorded 8 times. Readings were taken with a Protimeter in relative scale and moisture content modes, and the cellar's concrete floor was tested with a Tramex Concrete Encounter.

How many readings and photographs do you get?

This survey recorded 226 readings across seven areas and 330 photographs. Every reading was photographed on the meter as it was taken, so any number in the report can be traced back to its picture. All of the photographs are on this page, grouped by room, exactly as the customer receives them.

Every photograph is captioned with the area and the value it shows, for example "Reception Room · 792 REL". Most of them carry the reading they show; the rest are the room, cellar and external wall shots that give the readings their context.

What did this survey find?

Moisture readings were raised across the lower sections of several ground-floor external walls, their skirting boards and the floors in front of them. The cellar showed the most deterioration, with raised readings in the walls and concrete floor, flaking paint and visible salt deposits. The surveyor's position is that the pattern is consistent with ground-related moisture and possible rising damp rather than a single concealed pipe leak, and the report is explicit that this is provisional until salt analysis and intrusive testing are done.

Entrance hallway

Elevated moisture readings were recorded to both external walls within the entrance hall, including the associated skirting boards. The elevated readings extended from floor level to approximately 1.5 metres above the floor in some areas. The tiled floor covering also returned elevated readings.

Reception room

Visible paint flaking and deterioration of the skirting boards were noted along the external wall. Elevated moisture readings were recorded along the full length of this wall, including the skirting boards. The height of the elevated readings varied, ranging from approximately 30 centimetres to 1.5 metres above floor level. The wooden floor covering directly in front of the affected external wall also returned elevated readings.

Kitchen

Elevated readings were recorded to the lower section of the wall on the left-hand side of the garden door. The adjoining wall beneath the window also returned elevated readings across its entire length, affecting both the wall surface and the associated skirting board.

Front living room

Elevated moisture readings were recorded to the external wall beneath the windows, extending to approximately one metre above floor level. The wooden flooring directly in front of this wall also returned elevated readings. The external wall section to the left-hand side of the windows was similarly affected, including the skirting boards and localised sections of the adjoining wooden floor.

Cellar

Significant deterioration was noted within the cellar, particularly along the right-hand external wall when descending the stairs. This included extensive paint deterioration and visible salt deposits. The concrete subfloor was tested using a Tramex Concrete Encounter, and elevated readings were recorded throughout the floor, with maximum-range readings obtained in multiple locations. Sections of the wooden staircase positioned against the affected external wall also returned elevated readings.

First-floor bathroom

Approximately three to four floor tiles beneath the wall-mounted radiator returned elevated readings. The remaining tiled floor and wall areas returned dry readings, with no other areas of concern identified during the survey. As the elevated readings were confined to a small area beneath the radiator, this appears to be a localised issue rather than part of the more widespread ground-floor moisture pattern.

Second-floor bathroom

Dry readings were recorded throughout the second-floor bathroom, with no areas of concern identified at the time of the survey.

Exterior

Photographed only. The surveyor's report records no findings for the exterior.

What causes were ruled out, and why?

The report lists each cause it considered and the reason it was rejected, rather than stating a diagnosis on its own. A concealed plumbing leak was considered less likely because of the widespread pattern, but it is not excluded until further investigation is done.

Cause considered	Reason given in the report
A single concealed or slow plumbing leak	A concealed or slow plumbing leak is considered less likely due to the widespread pattern and repeated concentration of readings across the lower sections of multiple walls.
Hygroscopic salts influencing the meter readings	The presence of hygroscopic salts can also influence moisture-meter readings and may cause affected materials to attract moisture from the surrounding air.
Rising damp or lateral moisture penetration	These findings may be consistent with rising damp, lateral moisture penetration or a combination of ground-related moisture mechanisms.

What does a damp survey report recommend?

Where the cause is not yet proven, it recommends the tests that would prove it before any repair is specified. This one lists 11 further investigations in the surveyor's own order, from salt analysis to checking the damp-proof course and the ground levels around the building.

Carry out salt analysis on samples taken from representative affected walls to check for chlorides and nitrates associated with ground moisture.
Take samples from different heights to assess the vertical distribution of moisture and salts.
Carry out intrusive moisture testing within the affected masonry and floor construction where appropriate.
Inspect the condition, position and continuity of any existing damp-proof course.
Check whether internal or external ground levels bridge the damp-proof course.
Inspect external wall surfaces, render, pointing, window and door junctions, and other possible routes of rainwater penetration.
Inspect rainwater goods, drainage arrangements and ground falls around the building.
Investigate the cellar walls and floor to determine whether moisture is rising through the floor, penetrating laterally through below-ground walls, or both.
Assess the moisture condition of the wooden staircase and any other timbers in contact with affected masonry.
Inspect the radiator and associated pipework in the first-floor bathroom for evidence of a minor or intermittent leak.
Consider pressure-testing the plumbing system if a concealed leak cannot otherwise be excluded.

What can a damp survey not tell you?

A non-intrusive survey cannot confirm what is behind a wall or under a floor. This report says plainly that meter readings and visual checks alone cannot confirm rising damp or identify the exact route the moisture is taking, and that readings which could not be read from the photograph with confidence were left out rather than guessed.

It was a non-intrusive survey. Nothing was opened up, so concealed defects are outside its scope.
Meter readings and visual observation alone cannot conclusively confirm rising damp or identify the precise moisture pathway.
Hygroscopic salts can raise meter readings and may cause affected materials to attract moisture from the surrounding air, so the salts themselves need testing.
Some instrument readings could not be read from the photographed display with confidence and were excluded from the recorded readings.
The findings reflect the property on the day of inspection, and the report states that it remains technically valid for 12 months.

How long does a damp survey report take?

On this job the report was issued seven days after the visit. The report states that it remains technically valid for 12 months, as long as nothing material changes at the property.

How much does a damp and mould survey cost?

A damp and mould survey is £500, or £450 when you book online and pay the deposit, including the written report. Any remedial work is quoted separately after the report, and there is no obligation to use us for it. The report is yours to keep and use with any contractor.

Who carries out and signs off the survey?

Every survey is carried out and signed off by an IICRC-certified surveyor. In this public sample the surveyor's name, signature and certification number are blacked out. The report also lists the standards it is aligned with, including BS 5250:2021 and the Property Care Association code of practice for damp investigations.

BS 5250:2021, management of moisture in buildings, code of practice
BS 7913:2013, guide to the conservation of historic buildings, ventilation principles
Property Care Association code of practice for damp investigations, current edition
Housing Act 2004, Housing Health and Safety Rating System, damp and mould growth
Homes (Fitness for Human Habitation) Act 2018
IICRC S500 and S520, water damage restoration and mould remediation