How it works
Three calibrated sensors. Fourteen days of continuous data. One court-ready report. Maple Diagnostics turns a damp or mould complaint into a defensible position — without installers, without guesswork, and for less than the cost of one solicitor's letter.
The process
Choose your tier online. The kit is dispatched same day via tracked next-day delivery for orders placed before 2 pm. No account setup — just order and wait for the box.
Place sensors in the affected rooms. No installer, no drilling, no WiFi. Sensors run on AA batteries and log data locally. A tenant can deploy them unassisted in under 10 minutes.
Sensors record humidity, temperature, and surface temperature every minute for the full monitoring window. Data is stored on the device — not transmitted — ensuring tamper-evident continuity.
Return the kit (prepaid label included). We upload the data and generate your court-ready PDF within 24 hours. Download, attach to your response, and case closed.
The kit
The kit is designed to require no technical knowledge. A tenant can deploy it unassisted. Sensors run on AA batteries and store data locally — no WiFi, no apps, no connectivity required during collection.
S1
Bedroom — affected room
74% RH
humidity
17.2°C
temp
S2
Living room — control room
52% RH
humidity
20.1°C
temp
S3
Bathroom — moisture source
81% RH
humidity
18.6°C
temp
Live sensor readings during monitoring window
The science
Three variables. Continuously logged. Together they answer the one question every landlord, solicitor, and Ombudsman needs answered: is this damp structural or lifestyle?
Recorded every minute in each room. Readings sustained above 70% indicate condensation risk; above 80% confirms active damp conditions. Spikes during cooking or bathing hours are logged and distinguished from baseline.
Structural threshold: sustained >80% RH during heated, ventilated periods
Heating patterns reveal occupant behaviour. Low ambient temperature is a key factor in separating inadequate heating — a lifestyle issue — from thermal bridging or fabric failure, which are structural defects.
Below 18°C during occupied hours triggers lifestyle-cause flags
Measured at wall and window surfaces. When surface temperature falls below the dew point of the room air, condensation is thermodynamically inevitable — regardless of occupant behaviour. This is the definitive structural test.
Dew-point crossing = structural defect indicator
The analysis
The analysis engine correlates all three sensor streams to calculate the Building Moisture Index (BMI) and identify dew-point crossings. Results are mapped against established thresholds from UK building research. The output is one of two classifications — each with a documented evidence trail.
The property has a defect — thermal bridging, inadequate insulation, or moisture ingress. The landlord or owner has a repair obligation under Section 11 LTA 1985 or Awaab's Law (social landlords).
The damp is driven by occupant behaviour — inadequate ventilation or heating — rather than a structural defect. This finding defends the landlord's position in disrepair proceedings.
The deliverable
Return the kit using the prepaid label. We process the data and generate your report within 24 hours of receiving it. The PDF is downloadable from your account and ready to attach to any legal correspondence.
Formatted for use in disrepair proceedings, Pre-Action Protocol exchanges, Housing Ombudsman submissions, and expert witness bundles. Accepted by solicitors and surveyors.
Every sensor reading for all 14 days, date- and time-stamped to the minute. Tamper-evident and exportable. The Housing Ombudsman expects proper case records — timestamped data provides a complete, auditable trail.
A clear determination of probable cause with threshold evidence cited. Reproducible, scientifically documented, and aligned with established damp assessment practice accepted in Housing Ombudsman proceedings.
Included in the Professional tier. Pre-formatted to meet the written findings requirements under Awaab's Law (social housing) — cause identified, proposed action, and completion timescale.
Legal alignment
Every element of the Maple process maps to a specific legal requirement. The report is not a general survey — it is structured to answer the exact questions that arise under each statute.
Investigation must begin within 10 working days of a damp or mould complaint (social housing — registered providers)
Same-day kit dispatch means monitoring begins the day the complaint is logged
Written findings must be issued within 3 working days of investigation completion (social housing — registered providers)
Professional report includes a pre-formatted written findings template ready to issue
Objective, timestamped evidence to distinguish structural cause from lifestyle behaviour
All reports contain minute-level timestamped sensor data providing an auditable evidence trail for Ombudsman submissions
Landlord must prove structural defect is absent to defend a disrepair claim
Classification report provides objective structural vs. lifestyle determination admissible in proceedings
Evidence to challenge or support a council hazard score under the Housing Health and Safety Rating System
Court-ready PDF is admissible in HHSRS appeal proceedings and used by surveyors as supporting evidence
Who uses Maple
Private landlord
Tenant has reported damp. You need evidence before a solicitor gets involved.
Social landlord / HA
Awaab's Law complaint received. 10-day investigation clock is running.
Letting agent
Managing a disputed property. Client needs written findings within 3 days.
Surveyor
Enhancing a damp survey with continuous data to make findings court-proof.
Live diagnostics
See compliance state for every unit across your portfolio after uploading the data. Drill into any flat to view active cases, milestone deadlines, and full audit history.
Order your compliance kitPricing, extensions, admissibility, Awaab's Law deadlines — it's all covered.
Order your kit now. Sensors dispatched same day.