Fictional report example
Example sandstone moisture survey - Sydney
A coherent below-ground moisture investigation showing the type of evidence, analysis and recommendations a completed DampApp Pro report can contain.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Damp and Timber Investigation
Jordan and Casey Lee
Prospective purchasers
19 Example Street, Paddington NSW 2021, Australia
Pre-purchase moisture instruction
Circa 1895 two-storey sandstone terrace with a partly below-ground rear cellar
Morgan Ellis
Building diagnostic consultant
Company History
Southern Harbour Building Diagnostics is a fictional independent practice undertaking moisture, timber and building-fabric investigations. Its reports distinguish observed evidence, provisional interpretation and recommendations for further investigation.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Legal Disclaimer
This report records a non-destructive moisture and timber inspection of the accessible areas described. It is not a structural engineering report, pest certificate, waterproofing design, valuation or guarantee that concealed defects are absent. No finishes, stored contents or fixed linings were removed.
Client Instructions
Inspect the accessible lower-ground cellar and adjoining rooms for moisture ingress, surface deterioration, fungal-like growth and timber risk; record environmental and comparative moisture readings; and provide proportionate further-investigation and repair advice for the purchasers.
Executive Summary
The primary working conclusion is localised lateral moisture penetration at the rear cellar wall. The highest comparative readings, salt efflorescence and finish deterioration occur below the external courtyard level and align with a defective surface-water channel and open downpipe connection.
The cellar air was cool and humid, increasing surface-mould risk and slowing drying, but atmospheric conditions alone do not explain the focal masonry distribution. A small area of fungal-like growth was recorded without species identification.
One accessible timber bearing returned an elevated pin reading and local softening. Confirm courtyard drainage, repair the downpipe connection, expose the affected bearing and review the wall after a suitable drying period before selecting a waterproofing or finish system.
The report separates the observed drainage defect, the secondary environmental risk and the unconfirmed extent of timber decay.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Scope and Definitions
The inspection included accessible internal and external areas, comparative electrical moisture profiling, pin readings to exposed timber, air temperature, relative humidity, surface temperature and visual correlation with levels and drainage.
| Term | Meaning in this report |
|---|---|
| Comparative reading | A relative meter indication used to map patterns; it is not stone moisture percentage. |
| Working conclusion | The best-supported explanation at the inspection date, subject to recorded limitations. |
| Surface RH | Calculated relative humidity at the measured surface temperature. |
| Further investigation | Opening-up, testing or specialist input needed before a final repair design. |
Energy and Efficiency Context
No current NatHERS certificate or recent energy assessment was supplied. The lower-ground moisture findings should be addressed before any insulation or internal lining proposal is developed. Energy context is not used as a moisture diagnosis.
No energy rating is reproduced because none was supplied or verified for this instruction.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Description of Property
Two-storey late-nineteenth-century terrace with sandstone lower walls, soft lime-rich mortar, timber-framed suspended floors and a rear cellar partly below the raised courtyard. The rear elevation faces south-west.
External Observations
- Rear courtyard paving stands approximately 620 mm above the cellar floor.
- The surface-water channel contained silt and had limited fall toward the outlet.
- The rear downpipe connection was open at the channel and staining continued onto the wall base.
- No excavation or below-ground waterproofing inspection was included.
Adequacy of Ventilation
The cellar had one passive wall vent with limited free area and no mechanical extraction. The upper-ground kitchen extract operated. The report does not describe a cellar fan as present or working.
Inspection Restrictions
Stored items restricted the rear-east corner. Wall linings concealed part of the party wall. No cavity, membrane, footing or concealed drainage inspection was possible.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Structural Timber
An accessible joist bearing beside the rear wall returned 22.8% indicated moisture content and showed local softening. The remaining bearings were concealed. Species and structural significance were not determined; targeted opening-up is required.
Damp and Mould
Salt efflorescence, friable mortar and failed finishes were concentrated below external courtyard level. Fungal-like spotting was limited to a cool corner with reduced air movement. No species or health conclusion is made from appearance alone.
Atmospheric Conditions
The cellar vapour pressure exceeded the upper-ground reference by 0.22 kPa. This may slow drying and increase local surface risk, but it does not establish the source of moisture within the sandstone wall.
Damp Survey Methodology
- Map relative patterns rather than treating a meter scale as stone moisture percentage.
- Compare air, dew point and surface temperature to identify condensation potential.
- Relate internal patterns to levels, drainage, rainwater goods and construction.
- State where concealed structure or materials require opening-up or specialist testing.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Floor Plan
Environmental Conditions
These are spot readings. The elevated calculated surface RH describes local condensation and mould potential, not the source of moisture within the wall.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Condensation Risk Analysis
A steady-state sensitivity check was completed for the exposed sandstone wall using an illustrative build-up and the measured cellar conditions. Material properties and concealed layers require confirmation before design use.
The calculation shows surface risk under the measured conditions. It cannot model liquid water through below-ground masonry and does not replace drainage or waterproofing investigation.
| Layer | Thickness | Lambda W/mK | Mu | Interpretation |
|---|---|---|---|---|
| Internal lime finish | 15 mm | 0.70 | 7 | Visible finish |
| Sandstone masonry | 350 mm | 2.30 | 20 | Thickness estimated from accessible opening |
| External ground-contact zone | Not exposed | - | - | Waterproofing arrangement unknown |
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Weather and Property Orientation - South-West
The inspection followed overnight showers. External surfaces were damp but no rain fell during the internal readings. The rear courtyard and downpipe were photographed in the same visit.
Subsoil and Drainage Details
The observed courtyard and rainwater defects are direct site evidence. Geological context does not by itself establish the moisture route.
| Context field | Recorded result | Limit |
|---|---|---|
| Mapped geology | Hawkesbury Sandstone | Desk-based context only |
| Surface | Raised paved courtyard | Falls checked visually |
| Observed drainage | Silted channel and open downpipe connection | No flow or CCTV test |
| Below-ground system | Not confirmed | Opening-up required |
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
External Analysis
Rear courtyard drainage
Above cellar marker M1
- Observation
- The channel was silted, the fall was limited and the downpipe connection discharged openly beside the rear wall.
- Evidence
- External staining and the internal comparative moisture peak align with this location.
- Interpretation
- The drainage defect supports local lateral moisture penetration as the primary working conclusion.
- Recommendation
- Clear and test the channel, connect the downpipe to a verified discharge route and inspect falls before considering below-ground waterproofing work.
Sandstone and mortar
Rear cellar wall
- Observation
- Salt efflorescence and local mortar loss were present below courtyard level.
- Interpretation
- The finish is affected by persistent moisture; wholesale hard-cement repair could impede drying.
- Recommendation
- After the source is addressed, assess stone and mortar compatibility and prepare a repair specification suited to the existing fabric.
Internal Room Findings
Rear cellar
Marker M1
- Observation
- Efflorescence, failed paint, friable mortar and fungal-like spotting were concentrated at the rear wall. Comparative readings fell toward the side wall.
- Evidence
- The distribution corresponds with the raised courtyard and drainage defect.
- Interpretation
- Local lateral penetration is primary; cool, humid air is a secondary surface-risk factor.
- Recommendation
- Repair drainage, improve passive ventilation only after airflow measurement, clean the affected surface safely and review after drying.
Ground-floor living room
Above rear cellar
- Observation
- No visible staining, mould or finish failure was recorded.
- Interpretation
- No active room-surface moisture defect was identified in this area.
- Recommendation
- No immediate moisture work; retain access for review if cellar opening-up identifies a wider defect.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Indoor Air Quality Assessment - Rear Cellar
The cellar snapshot indicates elevated humidity, low surface-temperature margin and reduced ventilation. The panel describes environmental risk and does not identify a fungal species or moisture source.
Ventilation changes should be designed around room use, outdoor conditions and moisture-source repair; a fan is not presented as a substitute for drainage work.
| Scenario | Air temperature | Projected RH | Surface-risk interpretation |
|---|---|---|---|
| Measured | 17.8°C | 78.5% | High |
| Air warms by 2°C | 19.8°C | 69.2% | Surface remains vulnerable while wall is cool |
| Air cools by 2°C | 15.8°C | 89.1% | Severe |
| Drainage repaired and drying verified | Monitoring required | Monitoring required | Reassess with new readings |
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
Independent Consultant Disclosure
Southern Harbour Building Diagnostics has no financial interest in the contractor appointed to complete the work. Amounts are illustrative budget allowances in Australian dollars and not quotations.
Essential Summary of Costs
| Description | Status | Cost (AUD) |
|---|---|---|
| Clear and test courtyard channel; connect downpipe to verified discharge | Standard | $1,250.00 |
| Targeted opening-up and timber assessment | Seek Further Advice | - |
| Post-repair moisture review and environmental readings | Standard | $440.00 |
Important Notes
- Confirm drainage performance before selecting any tanking or internal lining system.
- Do not infer stone moisture percentage from a comparative WME scale.
- Open and assess the affected timber bearing before concluding species, extent or structural repair.
- Review the cellar after source repair and a suitable drying period.
- Obtain local design, approval and contractor advice for any structural, drainage or waterproofing work.
Southern Harbour Building Diagnostics
Independent moisture and building-fabric investigations
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. Opening-up, drainage testing and repair outcomes may require the conclusion or recommendations to be revised.
I have distinguished direct observations from interpretation and identified where local engineering, drainage, timber or waterproofing advice is required.
Survey prepared and signed by
Morgan Ellis
Morgan Ellis - Building Diagnostic Consultant
Signed: 12 June 2026 - Reference SHD-2026-0611