Damp survey advice

sezzy1000

Hi

I'm a FTB and would really appreciate some advice about damp surveyors/ specialists.

We've had an offer accepted on a property, full structural survey carried out, mortgage in principle, however the mortgage company has just come back saying that there is £4500 worth of repair to be made re signs of damp, electrical upgrades and timber investigative work (from their valuation). We are aware of small considerations in these areas (highlighted on our full structural survey, but apparently nothing significant). If we have a third survey done, the company will come back with the same responses - 'as far as we can see', 'we can't completely access the area' etc

What happens from this point? We don't want to get a third survey carried out, but surely damp specialist companies will always quote high costs for work (especially if surveys are initially free), as they will be generating income for themselves?!

Do we have to get the repairs carried out prior to the mortgage being offered, or does this basically mea we have to find a further £4500 for our deposit?

Woud appreciate any feedback!

Thanks

Jowo_2

Damp companies who provide free quotes might hammer their quotes with extra costs and unnecessary work. This happened to me in the past where they cited woodworm and treatment for it which a subsequent survey of the property by a specialist ruled out.

But if you pay an independent surveyor who specialises in timber/damp issues who belongs to an accredited specialist organisation of this kind, you get a neutral survey as you are paying for their time and they don't get any commission from a sales organisation. I forget the name of these professional bodies, but someone will come along and tell you.

tbs624

Certificated Surveyor in Remedial Treatment (CSRT).:)

Also, you could google Jeff Howell - property columnist with the Daily Telegraph, author of books on property matters. His views on damp/wood issues make for interesting reading

David_Aldred

Hi sezzy1000,
It appears you have just reached the point where negotiations between yourself and the vendor become interesting and how things will pan out depend upon how desperate the vendor is to sell, how much you want the property and how much you might have in contingency funds.

You indicate your surveyor has put a budget cost of essential repairs at £4.5K but this is only their best guess without detailed investigation and further investigation by contractors or true independent specialists could give costs that or lower but may in a worst case actually be higher.

Can you afford to fund the cost of the works prior to the retention being released? Is the vendor prepared to assist with funding such works in order for the sale to go through? It is all a case of negotiation.

There are some good contractors out there to provide honest quotations and equally there are some cowboy contractors too. The advantage of having a contractor inspect for damp / timber problems is the cost of their inspection is minimal and may even be free in some cases, with the true cost of their inspections / reports often incorporated into the work they actually undertake. The disadvantage is that you sometimes have no idea if you are getting a sales pitch or an honest report upon the matter.

The advantage of the true independent is that you have piece of mind knowing that you are getting an unbiased and very in depth report because they have no treatment to sell you and they will usually be at the property far longer than the contractor, looking at everything going on with that property as a whole. The disadvantage is the cost since they have to charge for their surveys / reports as this is their ownly source of income. You pays your money and you takes your choice. A list of both contractors and true independent damp and timber surveyors for those in your area / prepared to travel to you can be found with any internet search.

Those inspecting for damp / timber problems should be qualified and have professional indemnity insurance (PI) that covers the advice they give you. PI insurance is not the same as Employer's Liability insurance. Qulaifications to look for are CSRT (Certified Surveyor in Remedial Treatments), which replaced previous CRDS, CTIS qualifications for such surveyors adding a Health & Safety module, though there are many good surveyors who still just have the CRDS, CTIS qualifiaction.

Hope this helps, kindest regards, David Aldred Independent damp and timber surveyor