Survey and now damp and timber report...

adonis10

Turns out that the full report suggests that we don't need this survey for the mortgage and has been fully approved now.


We still wonder if it is worth getting checked out for our own peace of mind and to understand the problems that we may be facing.


Overkill or worth getting checked, do you think?


Ditto with asbestos.

adonis10

Report suggests the following:


"Recommendations:
1. Telescopic subfloor air vents should be installed as per sketch where deemed possible.
Adequate subfloor ventilation is vital to reducing the build-up of condensation forming on the subfloor timbers which could lead
to rot, decay and wood boring activities.

2. Areas marked with an X on the enclosed sketch should have the skirting board removed, the plaster chiselled off to a height of 1 metre, a new chemical Damp Proof Course injected, bare wall treated with an anti-sulphate chemical solution, a specially formulated render mix applied and then finished with a multi-finish plaster leaving the area to be decorated – decoration by others. Existing skirting boards will be reinstated where possible; if it is not possible to reinstate the skirting boards new ones will be fitted at a cost of £14.00 per metre with a minimum charge of £40.00. NB. Please note if any of the affected areas are wall-papered, this should be removed by the client prior to works commencing.

3. The cavity walls should be opened every 1 metre; all rubble and foreign material should be removed up to 100mm below the Damp Proof Course. Bricks and mortar of best match will be used to replace those which are existing, and where applicable areas rendered - leaving the area ready for decoration by others.

4. The timber panelling of the under stairs cupboard should be treated with an approved professional grade water based insecticide which will allow a return time into the property of two hours once the application is complete. The client should ensure that items are removed due to the spraying of the water based product.

Costs of the recommended works are as follows:
1. Telescopic air vents: £240.00 + VAT
2. Plasterwork as per sketch: £460.00 + VAT
3. Cavity Clearance: £140.00 + VAT
4. Woodworm treatment: £90.00 + VAT
5. Rubbish disposal: £60.00 + VAT
(Rubbish will be left onsite, however this can be disposed of for the above fee)
Total cost of all recommended remedial works is: £990.00 + VAT "

Any thoughts/experiences? I know it is a case by case basis but I am very new to ALL of this so just looking for nuggets of knowledge from anyone I can!

Doozergirl

That was a free survey? You were recommended to get a paid one.

If you ask someone to come out who sells a product, you'd be pretty surprised if it didn't recommend that product wouldn't you?

Did you see any evidence of damp at the house?

I'm completely dubious that someone recommends sub floor ventilation and a new DPC in areas. I just don't believe it would be both, but it's just standard for these people to sell you any solution.

Inadequate sub floor ventilation would cause moisture/condensation on the inside walls but it's very different to a problem with a DPC which would cause saturation.

I know people don't like paying for things like surveys up front, but this industry is an utter con and potential problems are often sorted with little or no expenditure if the right person looks for the source of any problem, indeed if there is one at all. The meters don't measure 'damp'. They might indicate it but it's part of a range of tools, not the definitive one.

What evidence of damp did you see?

adonis10

Doozergirl wrote: »

That was a free survey? You were recommended to get a paid one.

If you ask someone to come out who sells a product, you'd be pretty surprised if it didn't recommend that product wouldn't you?

Indeed, we thought as it was free there would be nothing to lose and we can then compare their recommendations with those from a paid survey.


I fully agree and am sceptical about it, too. However, it has cost us nothing but a few minutes spent arranging it via email. We decided to do it as a starting point.

Doozergirl wrote: »

Did you see any evidence of damp at the house?

No but, in all seriousness, the tenant has go so much damn furniture it was difficult to inspect it fully.

Doozergirl wrote: »

I'm completely dubious that someone recommends sub floor ventilation and a new DPC in areas. I just don't believe it would be both, but it's just standard for these people to sell you any solution.

Inadequate sub floor ventilation would cause moisture/condensation on the inside walls but it's very different to a problem with a DPC which would cause saturation.

Good point. Remember that all of this is new to us and a total learning curve, neither of us have ever needed to a) know about this kind of stuff and b) have such surveys done. This is why I am always asking questions on here and researching. Whilst it may seem like child's play for many on here, it isn't for us and so we appreciate ALL the advice, however simple it may seem.

Doozergirl wrote: »

I know people don't like paying for things like surveys up front, but this industry is an utter con and potential problems are often sorted with little or no expenditure if the right person looks for the source of any problem, indeed if there is one at all. The meters don't measure 'damp'. They might indicate it but it's part of a range of tools, not the definitive one.

What evidence of damp did you see?

That's understandable and I don't doubt that there are many con artists out there. I do wonder, though, what incentive the surveyor had to tell us there is damp if there isn't; they don't offer the solutions so to them they would not be getting a cross sale out of it. On the flip side, they may have merely suspected damp and included it to cover themselves.

Doozergirl

I've not suggested the the surveyor is a con artist.

They have their little monitors and they use them. They get a reading, they suggest you have it looked at. That's their involvement. I personally think that if you are having a detailed survey that the surveyor could give a little more thought and look harder at why those readings are there.

The problem comes when you call a damp company out. They sell solutions. Except the solution of rendering isn't a solution, it just stops symptoms in many cases. And if there wasn't really a problem, you still won't have one!

adonis10

Doozergirl wrote: »

I've not suggested the the surveyor is a con artist.

They have their little monitors and they use them. They get a reading, they suggest you have it looked at. That's their involvement. I personally think that if you are having a detailed survey that the surveyor could give a little more thought and look harder at why those readings are there.

The problem comes when you call a damp company out. They sell solutions. Except the solution of rendering isn't a solution, it just stops symptoms in many cases. And if there wasn't really a problem, you still won't have one!

Completely agree with you, it's a tough one to call without more information.


If you were in my situation, what would your next move be?

mildredalien

Is a grands worth of work a deal breaker for you? If not then just go ahead, it isn't going to affect your mortgage.

You could get a couple of other 'free' quotes to see what the consensus is from different companies about what needs to be done. The other option is to get an independent specialist damp/timber survey and use that report to get quotes so you can compare what the independent surveyor says with what the companies want to charge you for doing.

We're going through a similar situation except our surveyor estimated it was about £7k worth of work!

adonis10

mildredalien wrote: »

Is a grands worth of work a deal breaker for you? If not then just go ahead, it isn't going to affect your mortgage.

You could get a couple of other 'free' quotes to see what the consensus is from different companies about what needs to be done. The other option is to get an independent specialist damp/timber survey and use that report to get quotes so you can compare what the independent surveyor says with what the companies want to charge you for doing.

We're going through a similar situation except our surveyor estimated it was about £7k worth of work!

No, 1k or so isn't a deal breaker.; it's an ~80 year old house so we can't expect perfection, but want to, as much as possible, ensure that we spend our budget in the right areas. We are, however, considering negotiating with the buyer on this as we feel that perhaps this area has been neglected due to them not living in the property for the past 8 years. They may flat out refuse but we can ask the question.


I agree, and think we will get a quote from an independent surveyor where there is no conflict of interest. I am naturally sceptical so feel that the 'free' surveys are always going to recommend something, otherwise their shareholders would never get paid! I think to minimise disruption and delay we will be better off getting an independent rather than more 'free' surveys; have to draw a line somewhere.

isanat

at the moment i am going threw same thing .....done full building report and said high readings of damp on ground floor with timber rot on joist ......still waiting to get a quote on the work ........by any chance does your future house have a cellar ???

adonis10

isanat wrote: »

at the moment i am going threw same thing .....done full building report and said high readings of damp on ground floor with timber rot on joist ......still waiting to get a quote on the work ........by any chance does your future house have a cellar ???

No cellar.