Damp and Timber Reports

lmitchell

Hi guys,

My fiancee and I yesterday received a formal mortgage offer from Virgin Money (which was only 6 working days after having our offer accepted on the property!)

Our mortgage broker said the mortgage valuation came out fine except one area. The lender's valuer stated "slightly higher than normal" levels of damp at the property and has recommended a Damp and Timber Report.

Virgin don't seem too fussed by this as there are no conditions to the mortgage offer.

Do you think we should still get an independent Damp and Timber Report carried out along with a HomeBuyers Report for peace of mind?

Thanks all.

Malmo

What observations did you make when you viewed?
Have you spoken to the valuer about the recommendation and what specific thoughts he/she has?

lmitchell

Malmo wrote: »

What observations did you make when you viewed?
Have you spoken to the valuer about the recommendation and what specific thoughts he/she has?

We observed that a damp proof course has already been installed on the outside wall (semi-detached property).

But we saw no internal signs of damp apart from one window in the box room which has condensation between the 2 panes.

Not spoken to the valuer as we've not yet received the full offer in the post - this is just what we've been told by our mortgage advisor. Will we be given the contact details of the valuer in our offer?

As FTBs we're just anxious not to do the wrong thing.

Would you suggest going ahead with a HomeBuyers Report and seeing if that also mentions damp issues before instructing a specialist Damp & Timber report?

G_M

Are you having your own survey done?

You do know that a mortgage valuation is not a survey? Nor is it for your benefit. It is intended purely to ensure the property is not a financial risk to Virgin ie if you default, they can sell it for enough to get their money back (not your money).

What about your own inspections? Was there any smell of damp? signs of peeling wallpaper? Mould? Or recent re-painting of areas (ie to cover damp up)?

Damp is notoriously mis-diagnosed by surveyors using electrical current meters ('damp' meters that do not measure damp!).

If you DO decide to get a damp survey done do NOT use a damp-proofig company offering a free survey - you'll get a saesman with a damp meter who will always find a problem which his company can then fix - for a price. Use a independant damp surveyor who does not himself do repair work so is totally objective.

lmitchell

G_M wrote: »

Are you having your own survey done?

You do know that a mortgage valuation is not a survey? Nor is it for your benefit. It is intended purely to ensure the property is not a financial risk to Virgin ie if you default, they can sell it for enough to get their money back (not your money).

What about your own inspections? Was there any smell of damp? signs of peeling wallpaper? Mould? Or recent re-painting of areas (ie to cover damp up)?

Damp is notoriously mis-diagnosed by surveyors using electrical current meters ('damp' meters that do not measure damp!).

If you DO decide to get a damp survey done do NOT use a damp-proofig company offering a free survey - you'll get a saesman with a damp meter who will always find a problem which his company can then fix - for a price. Use a independant damp surveyor who does not himself do repair work so is totally objective.

Thanks for your post.

Yes, we are fully aware the valuation is not a survey. We have a HomeBuyers Report pencilled in for week commencing 7th September.

I've done my research and agree that an independent damp surveyor is the way forward. Have received quotes of £2-300 to complete a damp and timber report.

Our personal inspections only found a window in the box room with condensation in between the double glazed panes. No signs of damp/mould or smells.

Just unsure whether to wait and see the outcome of our HomeBuyers Report before instructing a more detailed look at any possible damp problems. As you say, the HomeBuyers Report may come back and state there's no immediate concerns and the valuer could just be recommending this to cover their back?

lmitchell

Quick bump for anyone else who's either been in same situation or experience with damp.

G_M

lmitchell wrote: »

Quick bump for anyone else who's either been in same situation or experience with damp.

Use the 'forum search' button for : damp.

Many similar cases.

Hoploz

Condensation between window panes in double glazing isn't damp. It's just a sign that the sealed unit has failed, therefore the glazed unit will need replacing. (probably the frame etc are fine, it's just the glass part.) Check whether or not the windows are covered by a 10 year warranty which may have been issued on installation.

AdrianC

lmitchell wrote: »

Quick bump for anyone else who's either been in same situation or experience with damp.

Whatever you decide, bear in mind that the vast majority of "damp and timber reports" are no more than sales pitches from damp-treatment companies with varying degrees of ethics.