Timber/damp survey

Rovver125

Just after some advice on the above as there is much confusion here about this at present.

Our mortgage valuation came back with the boxes for woodworm & rising damp ticked.

In the comments box it says:

"Instruct a specialist contractor to inspect the whole property and report on the condition of all timbers including the roof void. Ground floor timber floors should be inspected. Some damp is evident and some remedial work must be expected".

All the timber/damp companies around our area who can do a survey on this also do the remedial works, causing us concern that they have a vested interest in finding problems to then quote and try and win additional work for.

I have seen mention of getting an 'independant' in to do it instead. By independant, does that mean a qualified chartered surveyor could do it, or does it have to be an independant who specialises in timber/damp?

I ask as we have a chartered surveyor who is willing to write us a full report on the timber & damp, with recommendations and costings, but we are not sure if this will satisfy the lender/valuer.

We already know the extent of the problems with the property and this was very much reflected in our accepted offer price.

Many thanks in advance for any replies.

G_M

Rovver125 wrote: »

....
All the timber/damp companies around our area who can do a survey on this also do the remedial works, causing us concern that they have a vested interest in finding problems to then quote and try and win additional work for.
Correct!

I ask as we have a chartered surveyor who is willing to write us a full report on the timber & damp, with recommendations and costings, but we are not sure if this will satisfy the lender/valuer.
Should be fine

.

a quick google:

http://www.independentdampsurveyors.co.uk/

http://www.which.co.uk/home-and-garden/home-improvements/guides/dealing-with-damp/faqs-dealing-with-damp/

http://independentspecialistsurveys.co.uk/

Rovver125

Thanks G_M, this is what I thought but needed clarity.

We have an excellent chartered building surveyor whos opinion we trust implicitly and he thinks a report, with recommendations and costings signed off by him should be enough to satisfy, but confusion was caused by the use of the term 'specialist contractor' in the valuation, with no reference to 'surveyor' or qualifications/standards required.

Our surveyor also does project management and costings and is a much more hands on type then other surveyors I have met, giving me much more confidence in his ability to help us with this.

We are first time buyers and have had excellent support throughout the process so far, but this is the final hurdle and I think the stress of it all is catching up with us now!!

robatwork

I looked into this when I was house buying.

Absolutely right to be sceptical about damp proofing companies.

You will find that the real independent ones (a couple of whom I contacted) have eye watering daily rates. Which will only add to your damp....

BlueC

robatwork wrote: »

Absolutely right to be sceptical about damp proofing companies.

Correct. I consider myself fairly clued up but I got stung to the tune of £3000 by a company (Damp Aid UK) when I was in a very similar situation to the OP.

Here's what happens: the damp company knows you need a report for mortgage purposes, so they know they can say £1000's of work needs carrying out as they know it will be used to negotiate that amount off the agreed price and they know the mortgage won't be agreed unless the work is carried out, so they quote massively high knowing that this will satisfy the mortgage lender and therefore they are guaranteed the work.

Its not a scam as such but they know how to play the system. The true value of the work we had carried out was at very most £600. The only good thing is that we negotiated £3k off the purchase price, but the only people that won here were the damp contractors.

I would say it is a very sensible step to go with a damp report from a chartered surveyor, or an independent damp specialist who don't actually do remedial work themselves. Before using the chartered surveyor check with your mortgage lender whether they will accept his report or whether they need the report to be from someone with an particular accreditation.

Rovver125

BlueC wrote: »

Before using the chartered surveyor check with your mortgage lender whether they will accept his report or whether they need the report to be from someone with an particular accreditation.

I think I will have to phone our broker first thing tommorow morning and ask him to clarify this with the lender.

The accreditation/qualification part has been the main bit we've been unsure about and although I would love to pay my chartered surveyor to do it and know he is perfectly capable & knowledgable enough to do it, there's no point spending money on something the lender might reject.

kingstreet

You've had a GP look at the property, now he's suggesting a specialist.

You could go with a damp course and timber treatment contractor and risk being told work needed when it isn't or you get an independent timer & damp surveyor and pay for a report to be done by someone who does not have an interest in carrying out such work.

Either way, a RICS surveyor wants a report from a T&D specialist, not from another RICS surveyor.

Rovver125

kingstreet wrote: »

Either way, a RICS surveyor wants a report from a T&D specialist, not from another RICS surveyor.

Thanks Kingstreet, yes did wonder about this. Have looked at the first link that G_M posted above and have found a surveyor in my area with two relevant qualifications since my first post.

Certified Timber Infestation Surveyor -
The Institute of Wood Science

Certified Remedial Damp Proofing Surveyor -
British Chemical Dampcourse Association

So I would assume someone like this is more likely to be who the lender/valuer will be looking for a report from.

kingstreet

Yep. That's what I'd expect.

Commission the inspection, then forward the reports to the surveyor, via the lender. The surveyor will then set the current and future values based on the rep[airs needed.

If there is a suggested retention, this will be confirmed, raised, reduced or perhaps even lifted, based on the report findings.

Rovver125

There's a full retention in place on the property at the moment.

There's one unknown which is the main roof void and it's taking nerves of steel to keep calm about it all at this stage!

Biggest worry is them refusing to offer altogether or coming back with a lower valuation, as I have a strong feeling there is no more room for negotiation in the price...

tbs624

robatwork wrote: »

You will find that the real independent ones (a couple of whom I contacted) have eye watering daily rates. Which will only add to your damp....

Not found the rates to be that eye watering - would rather pay a couple of hundred quid for a decent independent survey and follow up report, than have a "freebie" from a representative of a firm with a keen eye on some heftily priced resultant (and usually extensive) corrective work that *must* be done.