Buyer wants to do a "free" damp survey -advice needed

bertiewhite

Doesn't a homebuyers survey test for damp anyway?

I'm sure it's what my buyer had and that included damp survey as it's a welsh stone cottage.

Doozergirl

bertiewhite wrote: »

Doesn't a homebuyers survey test for damp anyway?

I'm sure it's what my buyer had and that included damp survey as it's a welsh stone cottage.

They put a probe onto the wall which measured conductivity. They interpret the results as damp, but it isn't. In order to really test for a genuine dampness that is penetrating the brick, you have to chip off some plaster and actually get into the wall so see if there is damp. You wouldn't even need a meter to check. Damp brick dust looks different from dry brick and there should be some visible sign or a smell.

Moisture on the surface could be any number of things - some inexpensive maintenance tweaks might need to take place, but these little probes that tell us very little often end up in the surveys done by salesman and expensive and inappropriate and unecessary work being done to the house.

teneighty

Doozergirl wrote: »

They put a probe onto the wall which measured conductivity. They interpret the results as damp, but it isn't. In order to really test for a genuine dampness that is penetrating the brick, you have to chip off some plaster and actually get into the wall so see if there is damp. You wouldn't even need a meter to check. Damp brick dust looks different from dry brick and there should be some visible sign or a smell.

And how many vendors would let the surveyor start hacking off lumps of plaster and drilling holes everywhere? Actually the most accurate method of testing for rising damp is a carbide meter but again that requires drilling holes in the walls and most vendors would not allow it.

The standard moisture meters are the next best thing, and usually the only practical test causing minimal damage. What people fail to understand is it is not just a case of placing the meter on the wall, getting a high reading and declaring rising damp. A series of readings need to be taken in a grid and the results plotted so that an experienced surveyor can tell from the pattern, distribution and scale of the readings what the likely cause might be.

Just because some of the damp proofing companies are rogues does not mean they all are and it does not mean that because some misuse the moisture meters to dupe unsuspecting customers that the methodology is flawed.

The OP is perfectly entitled to refuse access to any contractor the buyer may request, but is likely to raise suspicions and risk losing the sale. Better to let the survey go ahead and then contest the results if they disagree with them and possibly commission their own survey if they feel that strongly about it.

bertiewhite

Doozergirl wrote: »

They put a probe onto the wall which measured conductivity. They interpret the results as damp, but it isn't. In order to really test for a genuine dampness that is penetrating the brick, you have to chip off some plaster and actually get into the wall so see if there is damp. You wouldn't even need a meter to check. Damp brick dust looks different from dry brick and there should be some visible sign or a smell.

Moisture on the surface could be any number of things - some inexpensive maintenance tweaks might need to take place, but these little probes that tell us very little often end up in the surveys done by salesman and expensive and inappropriate and unecessary work being done to the house.

Yeh, I know what they do but I'm trying to point out that the "free survey" is only what has probably been done in a Homebuyers survey surely?

teneighty

bertiewhite wrote: »

Yeh, I know what they do but I'm trying to point out that the "free survey" is only what has probably been done in a Homebuyers survey surely?

With a Homebuyers Report the surveyor/valuer will not have long in the property so will only take a few cursory readings, if any of those readings are high they will flag it up as a potential problem and recommend further investigation.

A full Building Survey or a specific damp survey from a contractor will allow more time to undertake the inspection so you should get a more detailed and accurate set of results and therefore more reliable diagnosis of the defect and any recommendations for remedial works.

Fed

I wouldn't even trust an independent survey. Biggest waste of money i've ever spent. As others have said, let them have a survey if they wish, but state you have not had any issues with damp and therefore will not be renegotiating

bertiewhite

teneighty wrote: »

With a Homebuyers Report the surveyor/valuer will not have long in the property

They'll have as long as necessary I should think?

My last house was a 5 bed, 3 storey Victorian which took 4 hours to survey yet my current house is a 2 bed cottage which took only 2.

I can't imagine a surveyor doing half a job because I tell them I need to go out.

bap98189

Here is what the buyer is thinking:

The homebuyer's survey said the boiler was old and the vendor replaced it without any fight. Looks like we have them over a barrel. What other surveys can we get done to get more work done or money off.

I can almost guarantee that this "surveyor" will find damp. They are not an independent surveyor, they are a salesperson. If you agree to this, expect them to be asking for a reduction in the selling price equivalent to the value of whatever work the sales rep decides need done.

Doozergirl

bertiewhite wrote: »

Yeh, I know what they do but I'm trying to point out that the "free survey" is only what has probably been done in a Homebuyers survey surely?

Sort of, but the surveyor isn't a specialist. They're suggesting there might be an issue rather than diagnosing the problem. They always refer the buyer to specialists.

The damp 'specialist' always seems to find a problem, but yes, usually their method is the same.

teneighty

bertiewhite wrote: »

I can't imagine a surveyor doing half a job because I tell them I need to go out.

The time constraint comes from the fact that the surveyor/valuer has probably got at least 2 Homebuyers reports, maybe even 3 or 4, plus some basic mortgage valuations all within roughly 50 mile radius to do that day. Plus checking comparables and general admin.

It really is a horrible job where you are constantly chasing around trying to keep up with the incessant workload. Probably why the reports tend to be generic tick box type affairs these days.