Damp and Timber Report Recommendations?

Camp_Freddy

As part of a mortgage application, my bank has asked for a specialist Damp and Timber Report for the property. I understand that's going to cost about £200 - £300.

None of my family or friends have needed anything like this done recently, so can anyone recommend someone (preferably independent) who would be able to provide such a service in the Belfast area? I'm hoping this is a case of the house currently being unoccupied rather than something more systemic, hence the preference for someone who's not going to automatically advise an expensive damp proof course.

Thanks.

Lobell

http://garymckibbinpreservationbelfast.co.uk/home/3303219

Our house had extensive damp/wet rot when we bought and and this guy did the survey for us. I Can recommend him.

OneStepBeyond

You could try an independant remedial consultant, who is not associated with any damp proofing company, to produce the report. You can get a list of consultants via the property care website (https://www.property-care.org). I used Ray McCleery from Ballynahinch a few years ago to produce a report for me. Ray and his son were excellent. The inspection was very through and the report very detailed. Although I needed some remedial work I didn't need a new damp proof course even though a few damp proofing companies said I did!!!

Camp_Freddy

OneStepBeyond wrote: »

You could try an independant remedial consultant, who is not associated with any damp proofing company, to produce the report. You can get a list of consultants via the property care website (https://www.property-care.org). I used Ray McCleery from Ballynahinch a few years ago to produce a report for me. Ray and his son were excellent. The inspection was very through and the report very detailed. Although I needed some remedial work I didn't need a new damp proof course even though a few damp proofing companies said I did!!!

Thanks for the reply - that link is extremely helpful. I'm looking for someone independent for the reason you state. I'm reasonably certain the damp is because the house has been lying empty, un-ventilated and unheated for at least six months and I only want to do what is needed at this time.

Unfortunately, Ray McCleery has taken a few days to get back to me and only then to say the office was closed rather than supply a quote. I can't wait two weeks simply for a quote. I need the survey done ASAP to get the mortgage and sale process moving along again.

Mistral001

I do not think there are any fully independent consultants in NI who specialise in diagnosing damp. Some chartered surveyors, structural engineers and architects may do some damp diagnosis and these are of course fully independent, but all specialist reports, as far as I know, are carried out by people who work for firms who carry out damp proofing as far as I know. However, the reports done by many of these firms are accepted by mortgage companies.

Camp_Freddy

Mistral001 wrote: »

I do not think there are any fully independent consultants in NI who specialise in diagnosing damp. Some chartered surveyors, structural engineers and architects may do some damp diagnosis and these are of course fully independent, but all specialist reports, as far as I know, are carried out by people who work for firms who carry out damp proofing as far as I know. However, the reports done by many of these firms are accepted by mortgage companies.

It's the affiliation to damp proofing firms that's my concern. From my own understanding of the valuation report AND the Homebuyer's Report that I have, there is damp in the house - that's beyond question. However, there are at least three obvious potential sources of damp - penetrating (due to poor quality exterior render/window sills), lack of heating and ventilation as the house has been empty for at least six months and, yes, rising damp. From what I have been reading, rising damp is often mis-diagnosed and is usually the least likely source of damp.

Because these specialists are affiliated to DP companies, I'm fully expecting a default "you need a DPC installed" as the conclusion to the report.

Mistral001

Camp_Freddy wrote: »

From what I have been reading, rising damp is often mis-diagnosed and is usually the least likely source of damp.

.

Coming up with a definitive diagnosis of dampness from a survey in which a non-destructive methods are used to measure the dampness in many cases if not all cases is nearly impossible. Even when destructive methods are used such as when holes are drilled in walls to insert dampness meter probes or to take samples for testing in the laboratory often a full diagnosis cannot be made.


What seems to be the practice that built up is that the damproofing specialist contractors do both the survey and the work itself. They will make a good stab at a diagnosis based on their experience and using a simple dampness meter with probes that just penetrate a few mm into the surface of the wall. The diagnosis might be updated when they start the work and strip off plaster etc. but at the end of the day they will be guaranteeing the work and have to do any work that is necessary to prevent future moisture penetration.


As far as the independent dampness consultant goes, if they exist, they have to get their diagnosis correct 100% of the time and then specify a remedy for a contractor to carry out the work. The experienced contractor who has a diagnosis and a specification forced upon him will obviously be a little annoyed if the remedy does not work and then we are in a situation where the people diagnosing the problem and those who carry out the work are blaming each other. That situation has lead to very expensive lawsuits in the past.