timber and damp report

whitemouse75

Hi,

my mortgage offer has come through but have recommended a timber and damp survey, does anyone have any companies in the west midlands they would recommend?

also, what's an average price for a 3 bed semi built 1910, no obvious damp issues?

alanmilstein

Have you had a proper survey carried out?
The lenders valuer uses phrases about recommending such timber and damp reports as a way of covering themselves.
And the liklelihood is that any company you get round is going to find some work to do...after all, they have a vested interest.

Ideally EVERY buyer, such as yourself, will get an independent full survey report on the property, such as the Home Condition Survey you would get from an RPSA (Residential Property Surveyors Association) surveyor.
This is a full survey that will examine the structure of the property and indicate if there is a need for any further reports into damp or timber defects.
In many cases buyers can negotiate the price of the property down by significantly more than the cost of the survey when armed with the surveyors report.
Remember, a valuation is NOT a full survey of the property and has not been carried out with your interests in mind. It's done by the lender for the lenders interest.
Unless your lnder has made the timber and damp report a condition of the loan then you are far better off getting a full survey carried out first to see what, if any, problems exist and what the causes might be.
Yers, I am a surveyor and have an interest in people having surveys, but this is also the advice of Which? (see their home buyers guide) and the lenders themselves! (see the Council of Mortgage Lenders handbook paragraph 4.1.4).

whitemouse75

only had the valuation survey done, which stated higher than expected moisture readings, it doesn't even state where.

If i went for the full survey report, is there not every chance it will also recommend a damp and timber report?

[Deleted User]

If i went for the full survey report, is there not every chance it will also recommend a damp and timber report?

Yup, just to cover their backside.

whitemouse75

thing is all these extra surveys are gonna push me well over the original asking price

alanmilstein

whitemouse75 wrote: »

only had the valuation survey done, which stated higher than expected moisture readings, it doesn't even state where.

If i went for the full survey report, is there not every chance it will also recommend a damp and timber report?

You mentioned that the property is a 1910 semi.
It's very likely that it has solid (i.e. not cavity) walls and maybe even no damp proof course. Hence the walls are probably going to be damp internally.,
Is that a problem? Not necessarily.
In my experience most damp of this type can be controlled by adequate heating and ventilation, however one must also consider the state of floor timbers which may be in contact with the damp walls.
Chances are that a damp treatment company will simply tell you that they need to hack off the internal plaster up to 1 metre high and inject a chemical damp proof course. Chances are that you'll still get damp.
A survey carried out by a GOOD surveyor will tell you what is going on and what action you need to take next.
No, it's not just a backside covering exercise, but surveyors are only human and can't see through walls!
Feel free to google me and get in touch if you like.

whitemouse75

alan what kind of survey could sort out my "damp" issue and also the loft conversion probe on my other thread?

[Deleted User]

I would ask a structural engineer and a timber/damp surveyor to have a look at the house. Chances are the electrics will need attention too, given the age of the house. If you pay for a structural survey (or even a homebuyers) they will ask you to consult specialists to cover their back anyway.

whitemouse75

so either way about another grand to find out if its not worth buying.

Not happy

sirhobo

You can get an independent damp survey done for about £150, then get an electrician in for another £100 or so. A full structural survey can be done for about £450

whitemouse75

you reckon those are realistic prices?