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RENTERS' RIGHTS ACT:Insulate against Awaab's Law exposure via Forensic Triage
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MSc Construction Project ManagementPostgraduate
AssocRICSAssociate RICS
MCIOBChartered Builder
CPR35Expert Witness
HHSRSCertified Assessor
Independent · No remediation conflict · Court-tested

YOUR BUILDING
IS TALKING.
I TRANSLATE.

Independent forensic diagnostics for damp, mould & building defects.
Written scope & fee proposal before work begins.

REQUEST SCOPE AND FEE ESTIMATE →

Non-binding scope review · Independent forensic advice · Just root-cause truth

HOW IT WORKS
INITIATE DIAGNOSTIC SEQUENCE
HOW IT WORKS·PRELIMINARY SCOPE & FEE ASSESSMENT
STEP 01

Describe Your Concern

Tell us about your property and reported symptoms. You can include preliminary photographs or documents to help us understand the defect.

STEP 02

Review Investigation Scope

A qualified building pathologist reviews the reported symptoms to determine the appropriate diagnostic method and inspection standard.

STEP 03

Receive Written Fee Proposal

Receive a transparent scope and written fee proposal before any investigation is commissioned. No work begins until terms are agreed.

Independent preliminary review · Transparent fee proposals · Written terms agreed before instruction

EVIDENCE PORTAL

Tell us about your property and concerns.

Direct surveyor review · Scope & fee confirmation · Written report

REQUEST SCOPE AND FEE ESTIMATE →
Interactive ModelApproved Prototype Experience

Forensic Asset Risk Simulation (3 Moments)

Explore our interactive multi-stage structural cutaway: observe concealed moisture accumulation, thermal bridging, and restorative remediation options before intrusive opening-up.

Illustrative scenario · Sandbox interactive demonstration · No live WUFI calculation
Launch Interactive Simulation →
15+Years ExperienceForensic building pathology
AssocRICSRICS ProfessionalIndependent methodology
MCIOBChartered BuilderTechnical building diagnostics
CPR 35Court-CompliantOverriding duty to the court
STATUTORY DUTY·LANDLORDS & MANAGING AGENTS — RISK EXPOSURE ASSESSMENT
01
THE TRIGGER

Occupant complaint received

When an occupant reports damp, mould or persistent cold, early investigation of the underlying cause helps prevent minor moisture problems becoming more serious.

02
THE DUTY

Time to investigate

Landlords may be subject to legal timeframes for investigating reported hazards. Clear technical evidence, gathered early, helps establish the cause and supports appropriate repairs.

Where BPD helps — independent investigation of the cause, clearly documented.

03
THE EXPOSURE

Regulatory and disrepair exposure

Unresolved moisture defects can lead to enforcement action and disrepair disputes. Independent investigation helps establish the cause, document the findings and inform appropriate repairs.

COMPLIANCE DOSSIER

DOCUMENTED EVIDENCE IS YOUR ONLY SHIELD.

Independent investigation of building defects, with findings, supporting evidence and limitations explained in a written report. The inspection methods and deliverables are agreed in your scope of work.

Under Awaab's Law (social rented sector, England, from 27 October 2025), social landlords must investigate a significant damp or mould hazard within 10 working days of becoming aware of it, issue a written summary of findings within 3 working days of the investigation concluding, and complete the relevant safety work to make the home safe within 5 working days of the investigation concluding. Emergency hazards must be investigated and made safe within 24 hours of the landlord becoming aware of them. Longer-term preventative work must be begun, or steps taken to begin it, within 5 working days of the investigation concluding and physically started within 12 weeks; where the home cannot be made safe within the safety-work period, suitable alternative accommodation must be provided. Landlords must meet the duties and timescales that apply to their property and tenancy. BPD's agreed scope and reporting timetable do not replace those duties.

›Root cause analysis — probable mechanism identified
›HHSRS hazard classification — Category 1 or 2
›Documented timeline — defensible investigation record
›Recommended next step — what action is required
PROTECT YOUR COMPLIANCE NOWWritten report structure · Evidence-led · AssocRICS · MCIOB
DIAGNOSTIC METHODOLOGY

5 forensic plates · Thermal imaging · 3D cross-sections

Access the Forensic Diagnostic Library
STATUTORY DEADLINES·Awaab’s Law — social rented sector, England, from 27 October 2025
0hours

Emergency Hazards

Emergency hazards must be investigated and made safe within 24 hours of the landlord becoming aware of them.

0working days

Investigate Significant Hazards

A significant damp or mould hazard must be investigated within 10 working days of the landlord becoming aware of it.

0working days

Written Summary of Findings

A written summary of findings must be issued within 3 working days of the investigation concluding, and the relevant safety work completed within 5 working days.

Any extension of these duties to the private rented sector applies only as and when the relevant provisions are brought into force for the tenancy concerned. Landlords must meet the duties and timescales that apply to their property and tenancy. BPD's agreed scope and reporting timetable do not replace those duties.

Diagnostic Scope & Fee Review

Review

Tell us about your property and concerns. We will confirm the proposed scope, fee and next steps before an investigation is commissioned.

Initial Scope & Fee Enquiry
✓
Preliminary Evidence ReviewPhoto & symptom analysis for investigation scope
✓
Information & Symptom ReviewRecord your reported symptoms and identify the information needed to propose an investigation
✓
Proposed Investigation ScopeSpecific diagnostic techniques required on site
✓
Transparent Fee EstimateFee confirmed following scope review before instruction
✓
Next Step GuidanceClear recommendations on required evidence & next steps
Written scope & fee proposal confirmed before instruction

An enquiry is not an investigation, diagnosis, booked appointment or paid instruction. Scope and fee are confirmed before an investigation is commissioned.

Full Forensic Report Package
+
Schedule of Remediation (SOR)Prioritised repair sequence
+
Schedule of Works (SOW)Contractor-ready specifications
+
Written ReportFindings, evidence and limitations explained; CPR Part 35 reports on separate instruction
+
HHSRS Hazard ScoringHousing Act 2004 compliance
Starting from £954 including VAT (£795 + £159 VAT)
REQUEST SCOPE AND FEE ESTIMATE →
Operational Data

Trusted by Property Owners, Landlords & Legal Teams

Evidence-led forensic diagnostics backed by professional credentials; CPR Part 35 expert witness reports are a separate instruction.

Professional Credentials0
Legal Proceedings0
Confirmed Terms0
Statutory Standards0
No Contractor Affiliations0%
AssocRICSMCIOBMSc Construction Project ManagementCPR35 Expert WitnessHHSRS Certified Assessor
View Services→Request Scope & Fee Proposal→
ACCESS THE FORENSIC DIAGNOSTIC LIBRARY →

What Defects Reveal

Subsidence Cracking

Diagonal fractures tracking from window corners to foundations. Clay shrinkage. Tree root desiccation. The soil is moving.

Penetrating Damp

Tide marks on internal walls. Failed cavity trays. Bridged DPCs. The water has found its path.

Roof Spread

Lateral thrust pushing walls outward. Missing collar ties. Rafter feet rotating. The geometry is failing.

Concrete Spalling

Carbonation front advancing. Rebar corroding. Cover depths inadequate. The structure is consuming itself.

Service Tiers

— fixed-fee forensic services

Tier 1 — Scope & Fee Proposal

Scope-dependent proposal
What's Included
  • — Preliminary photo and defect review for investigation scope
  • — Record reported symptoms and identify information needed to propose an investigation
  • — Proposed inspection scope and fee confirmation in writing
  • — Scope and fee agreed before any investigation is commissioned
Preliminary scope and fee proposal confirmed in writing · Non-binding enquiry
Request an Investigation Scope and Fee Proposal →

Tier 2 — Standard Defect Investigation

from£954
What's Included
  • — On-site forensic inspection (calibrated Protimeter + FLIR thermal imaging)
  • — Root cause analysis tracing physical causation to source
  • — HHSRS Category 1/2 hazard risk evaluation
  • — Prescribed remediation schedule to BS/BRE standards
  • — Comprehensive diagnostic report with photographic evidence plates
Starting fee includes VAT · Standard inspections do not require a routine deposit. The written fee proposal confirms payment stages and when payment is due before you instruct us.
Request Scope & Fee Proposal →

Tier 3 — Heritage, Insurance & Complex Disputes

Individually Quoted
What's Included
  • — Standard defect investigation scope as baseline
  • — Extended forensic investigation and competing-causation analysis
  • — Tailored for heritage fabric, traditional solid walls, and complex leasehold disputes
  • — Comprehensive diagnostic report with photographic evidence plates
Individually scoped & quoted · For complex or high-volume instructions, any deposit or staged payment arrangement will be agreed in writing before work begins.
Request Scope & Fee Proposal →

Tier 4 — CPR Part 35 Expert Witness Report

from£1,800
What's Included
  • — CPR Part 35 compliant expert report structure
  • — Formal statement of truth and declaration of overriding duty to the court
  • — Scott Schedule preparation where separately instructed
  • — Single joint expert or party-appointed expert basis
  • — Prepared for County Court proceedings; tribunal or arbitration requirements are identified in the agreed scope
Starting fee includes VAT · For complex or high-volume instructions, any deposit or staged payment arrangement will be agreed in writing before work begins.
Request Expert Witness Proposal →
See full fee schedule→
Damp, Mould & Housing Disrepair Expert→

RCA Roadmap

— from instruction to resolution
01

Instruction & Scope

You submit property and defect details. We confirm the proposed investigation scope, deliverables, and fee proposal. Standard inspections do not require a routine deposit. The written fee proposal confirms payment stages and when payment is due before you instruct us.

02

Evidence Intake

All available documentation received: lease, previous surveys, correspondence with landlord/contractor, planning history. Photographic evidence catalogued.

03

Inspection

On-site forensic survey. Protimeter moisture mapping. Thermal imaging where instructed. Borescope investigation of concealed voids. All findings recorded to evidence standard.

04

Production

Root cause analysis compiled. HHSRS hazard assessment scored. Remediation schedule drafted with BS/BRE references. Written report produced with photographic plates; CPR Part 35 expert reports are a separate instruction.

05

Clarification

Draft report issued for your review. One round of clarifications included. Final report delivered as PDF; fee payment timing is confirmed in your written fee proposal.

Operational Coverage

— London & Home Counties
Haringey (HQ)

Wood Green, Tottenham, Hornsey, Muswell Hill (N4–N22)

Barking

Barking & Dagenham (IG11, RM8–RM10)

Central London

Westminster, City of London, Southwark, Lambeth

Enfield

Enfield Town, Edmonton, Palmers Green, Southgate

Romford

Romford, Hornchurch, Upminster, Harold Wood

Greenwich

Greenwich, Woolwich, Eltham, Blackheath

Fulham

Fulham, Hammersmith, Putney, Chelsea

Chelmsford

Chelmsford, Brentwood, Billericay, Basildon

Sevenoaks

Sevenoaks, Tonbridge, Orpington, Dartford

BPD Forensic Coverage: AssocRICS & MCIOB Chartered Oversight across London and the Home Counties.

Loading Coverage Map…

Coverage Radius

10km
20km
30km
BPD HQ · N22 8HH

About the Practitioner

— Statement of Competence
Lead Consultant

Garth Jarrett

AssocRICSMCIOBMSc Construction Project Management

01 — Seniority & Operational Background

Building Pathology Diagnostics is a senior-led diagnostic consultancy with over 15 years of direct industry experience in complex building delivery, defect analysis, and forensic investigation. This is not a general survey practice. The firm operates exclusively on cases requiring advanced diagnostic capability — structural failure, chronic moisture pathology, latent defect identification, and multi-party liability analysis.

02 — Academic Foundation

The lead consultant holds a Master of Science (MSc) in Construction Project Management, and specialises in building pathology and defect diagnosis. This grounding provides the theoretical framework for hygrothermal analysis, materials science, and structural behaviour that underpins every investigation. BPD operates at the intersection of rigorous academic research and site-based forensic practice — a combination rarely found in the residential survey market.

03 — The BPD Diagnostic Standard

Standard RICS HomeBuyer reports identify symptoms. BPD identifies cause. Every investigation follows a clinical Root-Cause Analysis (RCA) methodology: the chain of causation is traced from visible defect to origin mechanism, through material failure, design inadequacy, or maintenance neglect. Independent investigation of building defects, with findings, supporting evidence and limitations explained in a written report. The inspection methods and deliverables are agreed in your scope of work. The result is a level of diagnostic detail that condition surveys are not designed to provide.

04 — Legal & Evidential Standard

Independent investigation of building defects, with findings, supporting evidence and limitations explained in a written report. The inspection methods and deliverables are agreed in your scope of work. Every report sets out its reasoning, supporting evidence and limitations. CPR Part 35 expert witness reports are a separate instruction. The agreed scope identifies the issues, applicable procedural requirements and reporting timetable. The expert's duty is to the court; permission to rely on expert evidence is a matter for the court. CPR Part 35 applies to expert evidence in civil court proceedings; tribunals and arbitrations have their own procedural rules, which are identified in the agreed scope. BPD provides independent technical evidence for housing disrepair matters, insurance disputes and, where separately instructed, expert witness work.

CPR Part 35 on separate instructionHHSRS Housing Act 2004Awaab’s LawRenters’ Rights Bill
“Every building defect is a consequence, not a coincidence. I trace the chain of causation from symptom to source — then prescribe the fix, not the cover-up.”
Garth Jarrett AssocRICS MCIOB

Discuss your property concerns

Tell us about your property and the problem. We’ll review the information and provide a proposed investigation scope and written fee proposal.

Request scope & fee proposal 

No investigation begins until scope and terms are agreed.

Lead Investigator · CPR 35 Instructions

garth.jarrett@buildingpathologydiagnostics.co.uk

Enquiries & Accounts · Inspection Fee Proposals

garth.jarrett@buildingpathologydiagnostics.co.uk
0203 916 5001Direct Forensic Line
AssocRICSMCIOBMSc Construction Project Management
Lead Investigator: Garth Jarrett AssocRICS | MCIOB
garth.jarrett@buildingpathologydiagnostics.co.uk
SCIENTIFIC Q&A

Building Pathology

Evidence-based answers to the questions that matter

Root Cause Analysis traces the chain of causation from a visible defect back to its origin mechanism. Rather than treating symptoms — repainting over damp, for example — RCA identifies whether the moisture source is condensation, penetrating damp, rising damp, or a plumbing failure. This distinction determines the correct remediation. Without RCA, repairs frequently fail because the wrong mechanism was targeted. Where CPR Part 35 expert evidence is commissioned for litigation, BPD prepares compliant expert reports with strict duties to the court; where standard diagnostic or advisory investigations are instructed, reports deliver thorough root-cause findings suited to asset management and dispute resolution.

Awaab's Law (Social Housing Regulation Act 2023) mandates strict response timelines for social landlords when damp and mould are reported. Under government guidance, social landlords must investigate potential damp and mould hazards within 10 working days of awareness and issue a written summary of findings to the tenant within 3 working days of concluding the investigation. A physical inspection is not universally the conclusion of an investigation, as moisture monitoring or laboratory testing may be required. Relevant safety work to make the home safe must be completed within 5 working days of the investigation concluding, and emergency hazards must be investigated and made safe within 24 hours of awareness; longer-term preventative work must be begun, or steps taken to begin it, within 5 working days and physically started within 12 weeks. BPD assists landlords and tenants by agreeing clear investigation scopes and written fee proposals. Landlords must meet the duties and timescales that apply to their property and tenancy. BPD's agreed scope and reporting timetable do not replace those duties. Any extension of these duties to the private rented sector applies only as and when the relevant provisions are brought into force for the tenancy concerned.

Building pathology is the scientific study of building defects, their causes, and their remedies. It is an independent diagnostic discipline — analogous to medical pathology. Damp-proofing is a trade contracting service that installs specific treatments (such as chemical DPC injections or membrane linings). A diagnostic building pathologist has no remediation works to sell, ensuring findings remain objective. BPD operates as an independent consultancy and carries out instruction-specific conflict checks before accepting instructions.

The Housing Health and Safety Rating System (HHSRS) under the Housing Act 2004 classifies residential hazards into two categories. Category 1 hazards pose a serious and immediate risk to health or safety, creating a statutory duty for local authorities to take enforcement action. Category 2 hazards represent significant but less imminent risk, where local authorities hold discretionary power to act. Damp and mould growth is an evaluated hazard under both categories, assessed on likelihood of harm and health vulnerability. BPD evaluates defect severity against the HHSRS framework where requested in the agreed scope of instruction.

Single-point electrical resistance checks measure surface conductivity, which can be triggered by surface condensation, hygroscopic salts, or conductive plasterboard rather than active rising damp. They cannot determine moisture distribution across a masonry profile. A forensic investigation uses multi-height moisture profiling, carbide testing where appropriate, psychrometric monitoring, and surface temperature gradient analysis to differentiate between condensation, penetrating damp, rising damp, and plumbing leaks.

Civil Procedure Rules Part 35 governs expert evidence in court proceedings. A CPR Part 35 compliant report must include a statement of qualifications, a statement of truth, an explicit declaration of overriding duty to the court rather than the instructing party, and clear objective reasoning for every technical opinion. CPR Part 35 applies to expert evidence in civil court proceedings; tribunals and arbitrations have their own procedural rules, which are identified in the agreed scope. CPR Part 35 expert witness reports are a separate instruction. The agreed scope identifies the issues, applicable procedural requirements and reporting timetable. The expert's duty is to the court; permission to rely on expert evidence is a matter for the court.