Housing · Free template
Damp and mould inspection checklist
Damp and mould has moved from a routine maintenance category to a matter of significant regulatory and public attention across several jurisdictions. A record reading "some mould in the bathroom" is no longer adequate.
The checklist below separates what was observed from what is suspected, because the two carry different weight and the remedy depends on the mechanism rather than the appearance.
40 check items · 6 sections
How to use this checklist
- 01
Record the report first
Capture what the resident has reported: when it appeared, whether it recurs seasonally, what has been reported before and to whom. Attribute it clearly as a report rather than an observation.
- 02
Survey affected areas systematically
Work through each room, recording affected surfaces, approximate extent and height above floor level. Height is diagnostic — rising damp, penetrating damp and condensation present at different levels.
- 03
Assess ventilation as found
Record whether extraction exists, whether it was operating at the time of the visit, and whether trickle vents were open. These conditions cannot be reconstructed afterwards.
- 04
Separate observation from suspected cause
Record the physical evidence, then record your suspected mechanism as a separate, clearly labelled judgement.
- 05
Record what was advised
Note what the resident was told at the visit and what action was raised. This establishes what was communicated and when.
The checklist
Resident report
- When the problem was first noticed
- Whether it is seasonal or continuous
- Whether it has been reported before, and when
- Any works previously carried out
- Occupancy: number of people and general usage pattern
- Reported effect on the household
Affected areas — record per room
- Room and specific wall or surface affected
- Approximate extent in square metres or dimensions
- Height above floor level where the affected area begins and ends
- Surface type: plaster, paint, wallpaper, tile, sealant, timber
- Colour and texture of the growth or staining
- Whether the surface is external, internal or party wall
- Presence of tide marks, salting or blistering
- Any visible water ingress or active leak
Ventilation and moisture sources
- Extractor fan present in kitchen: operating, condition
- Extractor fan present in bathroom: operating, condition
- Trickle vents present and open
- Windows openable and in use
- Evidence of drying laundry indoors
- Unvented tumble dryer in use
- Heating present and in use; any rooms unheated
- Condensation visible on glazing or cold surfaces
Building fabric
- External wall condition where accessible
- Roof, gutters and downpipes: overflow or blockage visible
- Window and door seals
- Damp proof course visible and unbridged where applicable
- Ground levels against external walls
- Any recent building works or alterations
- Insulation present and condition where visible
Measurements and evidence
- Moisture meter readings with location, where taken
- Ambient temperature and relative humidity, where measured
- Wide photograph establishing the room and wall
- Close photograph establishing the extent
- Photograph of ventilation provision as found
Assessment and action
- Observed condition summarised
- Suspected mechanism, clearly labelled as a judgement
- Whether further investigation is required
- Advice given to the resident at the visit
- Actions raised, with priority
- Inspector name, date and signature
Practical notes
Condensation, penetrating damp, a plumbing leak and rising damp can look similar to a quick inspection and require entirely different responses. Recording the appearance without attempting to distinguish the mechanism leaves the next person to start over.
Height above floor level is one of the most diagnostic single facts you can record, and one of the most frequently omitted.
Do not record a suspected cause as though it were an observation. Keep them in separate fields so a later reader can tell which is which.
Common questions
- What should a damp and mould inspection record?
- Affected surfaces with approximate extent and height, ventilation provision and whether it was operating, observed condition kept separate from suspected cause, what the resident reported, and what advice was given at the visit.
- Why does height above floor level matter?
- Because it is diagnostic. Rising damp typically presents low with tide marks, penetrating damp relates to an external defect at the corresponding position, and condensation tends to appear on cold surfaces and in corners. Height narrows the mechanism considerably.
- Should the inspector state a cause?
- A suspected mechanism is valuable and worth recording — but as a clearly labelled judgement, separate from the physical observations. Where the evidence does not support a conclusion, recording that further investigation is required is the accurate answer.
Further reading
- Recording damp and mould so the record supports actionAppearance is easy to note and rarely enough. Extent, surface and suspected mechanism determine what happens next.
- Stock condition surveys that actually support investment planningThe survey is not the deliverable. The thirty-year plan it feeds is, and that changes what the data has to do.
- What turns inspection data into evidenceAttachment, provenance and consistency are what separate a defensible record from a folder of images.
