*Damp & Timber survey results help

set

Hi
Survey for ground floor flat.

Just received results from Damp & Timber survey. Its a couple of age long and notes certain things like capping of chimney, rendering, lowering ground below DPC cant list all as Im trying to go through it whilst at work. Although they have mentioned alot of things. The quote they have given us is only for plaster work and air bricks. Firstly why are they only quoting for this, is it because thats the only thing that needs doing immediately? Also does this quote seem reasonable? Company is Damp pro. Also if this work becomes condition of mortgage, can I get a quote from just a normal builder and if its cheaper submit that to mortgage company? I have only just received this so have literally just forwarded it to MB to forward on to lender. Sorry for the long post. Like I said Im in work and trying to do this post as quick as possible. THANK YOU:)

Sorry, just to add, whats the specialist membrane?

We recommend the removal of defective plasterwork to the ground floor walls as per
sketch plan followed by the installation of a specialist membrane to form a barrier to
prevent residual salt contamination migrating from the masonry to the plasterwork.

Recommended Treatment
Removal of Original Plasterwork & Specialist Re-Plastering
Hack off wall plaster to the heights and areas indicated in red on the sketch plan.
Install a specialist membrane followed by specialist replastering and finish with a
skim top coat of plaster (multi-finish). Finish to a smooth standard, flush with the
surrounding plasterwork. Leave site clean & tidy.
Installation of three 9”x 6” Air Brick(s) – Sub-Floor Ventilation
The installation of three new 9”x 6” airbricks are also recommended to improve the subfloor
ventilation and reduce moisture within the moisture reservoir to the areas
indicated in red on the sketch plan, thereby reducing the risk of timber decay.

TOTAL £4500.00

G_M

Let me guess - this 'survey' was free.......??

It's a sales report not a survey/

Never get a damp report done by a company that does damp proof work - they will just find work for themselves.

Use an independant specialist surveyor who has no interest in the job itself. And pay for the report.

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

http://www.askjeff.co.uk/rising-damp/

set

Oh no, we did pay for the report £180

Ive submitted it to MB who will forward it to lender. Dont really know what to do now. feel like an idiot

G_M

Well, that is better, but even so, self-interest is involved. They expect/hope you will instruct them to do £4K's worth of work.

http://www.damp-timber-survey.co.uk/

I would be sceptical.

set

It was a couple of pages long but the only thing quoted for was plastering etc. Ive submitted report If I get someone else to do a report would the lender accept it or will this one stand? Im not sure what lender is going to say. Put a retention of at least the quote on the report?

G_M

set wrote: »

Hi
Survey for ground floor flat.
So you need to read the lease. Who is responsible for
a) arranging work? Probably the freeholder/management company, not you
b) who is responsible for paying? robably shared between all the flats in the building

Damp & Timber survey. .. notes certain things like capping of chimney, rendering, lowering ground below DPC cant list all
then it's hard to comment sensibly for you!

... The quote they have given us is only for plaster work and air bricks. Firstly why are they only quoting for this, is it because thats the only thing that needs doing immediately?
I don't know. ask them?
Also does this quote seem reasonable?
£4500? Seems expensive!
Also if this work becomes condition of mortgage, can I get a quote from just a normal builder and if its cheaper submit that to mortgage company?
Of course. always get at least 3 quotes for any work.

Sorry, just to add, whats the specialist membrane?
I suspect it it is a damp proof sheet inserted behind the plaster to stop damp/salts penetrating through the wall for outside.

It is not the best solution. Rather than installing a membrane to stop damp penetarting, why not cure the cause of the damp? where is the damp coming from? Why is the wall damp in the first place? That's what needs fixing!
Assuming the damp really exists of course.......

Did you notice it? Smell? Peeling wallpaper? Flaking paintwork? Stains on paintwork?

We recommend the removal of defective plasterwork to the ground floor walls as per
sketch plan followed by the installation of a specialist membrane to form a barrier to
prevent residual salt contamination migrating from the masonry to the plasterwork.

Recommended Treatment
Removal of Original Plasterwork & Specialist Re-Plastering
Hack off wall plaster to the heights and areas indicated in red on the sketch plan.
Install a specialist membrane followed by specialist replastering and finish with a
skim top coat of plaster (multi-finish). Finish to a smooth standard, flush with the
surrounding plasterwork. Leave site clean & tidy.
Installation of three 9”x 6” Air Brick(s) – Sub-Floor Ventilation
The installation of three new 9”x 6” airbricks are also recommended to improve the subfloor
ventilation and reduce moisture within the moisture reservoir to the areas
indicated in red on the sketch plan, thereby reducing the risk of timber decay.

TOTAL £4500.00

Does the report clearly identify:

1) where the damp is, and what the evidence is?
2) why it is damp - where the water is coming from?

G_M

Whether lender puts a retainer on the mortgage may depnd on your loan to value. If you are only borrowing 50% they won't care.

set

G_M wrote: »

Does the report clearly identify:

1) where the damp is, and what the evidence is?
2) why it is damp - where the water is coming from?

He actually said on the phone the other day (before receiving report) that the main reason was concrete path bridged dpc and pointing thats why Im confused as to why hes quoted for plastering. As that will not resolve issue. We are 95% HTB so mortgage company will have something to say about this

If the lender comes back with retention then I think we may need to get someone else in. A friend has used someone who is independent.
He's been away on holiday and not back yet so thats why we couldnt use him.

How can I find independent in North Wales?

Sorry just to add. We didnt smell or notice anything. Flat we rent at the moment gets a little damp from time to time and I can smell that straight away.

set

Sorry, quote was £4500 plus VAT so actually £5400 for plastering:eek:

Will see what lender says after reviewing report and take it from there.

G_M

set wrote: »

He actually said on the phone the other day (before receiving report) that the main reason was concrete path bridged dpc and pointing thats why Im confused as to why hes quoted for plastering. As that will not resolve issue.



Sorry just to add. We didnt smell or notice anything. Flat we rent at the moment gets a little damp from time to time and I can smell that straight away.

Indeed. that is the most sensible thing so far!

Concrete path breaching dpc is a common and realistic cause of damp. the solution is to reduce the height of the path outside and/or dig a trench between the path and the external property wall, so that the path no longer breaches the dpc. That will stop damp either penetrating or rising within the wall. The wall will then, over time (a couple of months), dry out.

Now, if the internal plaster has been badly damaged by the damp and is crumbling, peeling off, blistering etc, yes, it may need removing and re-plastering. Wait till it's all dried out though before doing this, and only bother if the plaster is actually damaged. You must have seen if it is.....??

And forget the membrane - once the cause of the damp is removed (the concrete path) no further damp will penetrate the wall, so the membrane is pointless (but helps these thieves justify the £5400 quote!)

set

G_M wrote: »

Indeed. that is the most sensible thing so far!

Concrete path breaching dpc is a common and realistic cause of damp. the solution is to reduce the height of the path outside and/or dig a trench between the path and the external property wall, so that the path no longer breaches the dpc. That will stop damp either penetrating or rising within the wall. The wall will then, over time (a couple of months), dry out.

I've read yours / other members comments on other people's surveys and was planning on doing exactly what you said above.

Now, if the internal plaster has been badly damaged by the damp and is crumbling, peeling off, blistering etc, yes, it may need removing and re-plastering. Wait till it's all dried out though before doing this, and only bother if the plaster is actually damaged. You must have seen if it is.....??

No crumbling plaster, blistering or peeling were visible.

And forget the membrane - once the cause of the damp is removed (the concrete path) no further damp will penetrate the wall, so the membrane is pointless (but helps these thieves justify the £5400 quote!)

At the bottom of the report just before the ridiculous quote, it says recommended treatment . That's where it only mentions the plastering quote in my previous post. But in the report he has put a list of recommendations which is a couple of pages, he lists quite a few things but again only has plastering work in the recommended treatment part. (Sorry hope that makes sense) Now this report has been sent to our lender. How do we proceed from here. How do we get lender to see that it's not plastering we need to do its sorting out the bridged DPC. Would the lender see that for themselves or would they just look at the recommended treat part with the cost associated.
Really appreciate your time here - Thank you.