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

bertiewhite

Doozergirl wrote: »

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.

Ding dong - so the vendor says to the buyer (and EA) "a survey has already been carried out which showed no/maybe some damp issues, there is no need for another one" and if you really need another then it can be carried out after the sale.

Doozergirl

bertiewhite wrote: »

Ding dong - so the vendor says to the buyer (and EA) "a survey has already been carried out which showed no/maybe some damp issues, there is no need for another one" and if you really need another then it can be carried out after the sale.

No, because surveys don't diagnose, they refer on to specialists.

The survey will say that they should have it investigated. It's perfectly reasonable for a buyer to request it and unreasonable for a vendor to refuse the buyer's due diligence. GM's advice was perfect, IMO.

bertiewhite

Doozergirl wrote: »

No, because surveys don't diagnose, they refer on to specialists.

The survey will say that they should have it investigated.

The OP is stating that the buyers want ANOTHER (free) survey, not to refer on to a specialist.

busbybuilders

teneighty wrote: »

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.

If you use the term "rising damp" you are not qualified to advise on this subject. I assume you are a member of the PCA. The carbide meter was impressive. Doozergirl is absolutely correct in her advice and damp should be surveyed correctly by those who know and not with a stupid plastic damp meter. They should be banned from surveying. If you feel the need to use one then you are not a damp surveyor.

armchaireconomist

I think I found your buyer! https://forums.moneysavingexpert.com/discussion/5893609/vendor-digging-heels-over-damp-timber-survey

teneighty

busbybuilders wrote: »

If you use the term "rising damp" you are not qualified to advise on this subject. I assume you are a member of the PCA. The carbide meter was impressive. Doozergirl is absolutely correct in her advice and damp should be surveyed correctly by those who know and not with a stupid plastic damp meter. They should be banned from surveying. If you feel the need to use one then you are not a damp surveyor.

Okay so how do you recommend inspecting for damp in a vendor's home when you cannot make any damage to the decorations and finishes?

Rosemary7391

teneighty wrote: »

Okay so how do you recommend inspecting for damp in a vendor's home when you cannot make any damage to the decorations and finishes?

Eyes and nose? Both for symptoms of damp and likely causes (eg plants in gutter?).

teneighty

Rosemary7391 wrote: »

Eyes and nose? Both for symptoms of damp and likely causes (eg plants in gutter?).

If only it was that simple. Most vendors who have any sense will try to disguise symptoms of damp so they tend to clean out the gutters, give the house a fresh coat of paint, probably nice new carpets and put heavy pieces of furniture in front of the the worst areas. Plus of course powerful air fresheners and if they are really good fresh brewed coffee and baked bread.

Although they are widely vilified by people like Peter Ward in his YouTube videos an electronic meter really is about the only way to test what is happening below the surface of the wall behind fresh paint and wall paper for example, without causing damage. You will probably find that all the independent damp surveyors that people recommend on here will use one. Thermal imaging cameras are starting to make an appearance in the more high end and commercial sector but for now they are too expensive and time consuming for basic residential surveys.

As I have said before, electronic moisture meters are just a tool that if used by someone with training and experience can help to diagnose damp and the likely causes by plotting the results across an area and studying the pattern and level of the readings. The trouble is in unscrupulous hands they can be used to deceive people in to thinking they have damp when they don't. In the same way that a rogue plumber can cheat a customer in to believing they need a new boiler or a rogue car mechanic that a customer needs a new gearbox.

Just because there are quite a lot of rogue traders in the damp proofing industry does not invalidate the legitimate problems caused by damp and the fact that there are some good honest firms. Unfortunately people like Peter Ward (I actually quite like him and agree with a lot of what he says) is using this mistrust of the old damp proofing sector to sell his own services and quite a few others seem to be jumping on the band wagon.

stuart45

Jeff Howell and Peter Ward claim that rising damp is a UK idea, but having worked on site abroad many years ago I know that DPC's were used in Holland, Belgium, Germany at least and in the USA it is known as the wicking of moisture.
There has been some study done in Europe on it.
https://www.tudelft.nl/en/architecture-and-the-built-environment/research/research-stories/archive/2013/european-attack-on-rising-damp-in-buildings/
This does not really prove whether or not it really exists, but it's not only the UK that has a damp proofing industry.

lewisa

teneighty wrote: »

If only it was that simple. Most vendors who have any sense will try to disguise symptoms of damp so they tend to clean out the gutters, give the house a fresh coat of paint, probably nice new carpets and put heavy pieces of furniture in front of the the worst areas. Plus of course powerful air fresheners and if they are really good fresh brewed coffee and baked bread.

...or... the vendors could fix the leak.