Local guide, Luton and surrounding areas

Damp and mould survey in Luton

Black mould on a bedroom wall is one of the most common complaints a landlord or letting agent gets, and one of the easiest to get wrong. Paint over it and it is usually back within weeks. A proper damp and mould survey finds out why it is there, so the repair works first time.

Why an independent survey matters

Many damp surveys are carried out by companies that also sell the cure, such as injected damp proof courses or membranes. That is not always wrong, but it does mean the advice is not neutral. SML does not sell or install damp treatments. The report simply tells you what is causing the problem and what will fix it, whoever you choose to do the work.

In most homes we see around Luton, Dunstable and Houghton Regis, the cause is condensation rather than rising damp. Moisture from cooking, showers and drying clothes has nowhere to go because extractor fans are missing or not working, trickle vents are shut, or furniture is pushed tight against a cold external wall. Other causes include leaking gutters, defective pointing, bridged cavities and plumbing leaks. Each needs a different fix, which is why the cause matters.

What the survey includes

• A visit to every room, not just the one with the complaint
• Air temperature and relative humidity readings, room by room
• Moisture readings on walls, so there is evidence rather than opinion
• A look outside at gutters, downpipes, pointing, ground levels and vents
• Photographs of everything found
• The likely cause, explained in plain English
• A repair plan in the right order, so it gets fixed once
• Simple advice for the tenant where living habits play a part

You can see what a report looks like on our example damp and mould report.

Who it is for

Private landlords who want a clear answer before spending money. Letting agents who need a written record for the landlord and the tenant file. Housing associations and almshouse charities managing complaints across several homes. A written report is also useful evidence if a dispute ever goes further.

Social landlords already have to deal with damp and mould hazards within set timescales under Awaab's Law, and the direction of travel for private renting is the same. Either way, a written, independent record of what was found and what was done is now worth having.

How it works

1. Call or email with the address and a short description of the problem.
2. We agree a time, including access arrangements with the tenant if needed.
3. The inspection usually takes about an hour for a typical house or flat.
4. You receive the written report by email, ready to share.

SML also covers RAMS and CDM documents, CHAS and SSIP applications, DLP and defects inspections, building condition surveys and damp and mould reports.