Damp and Timber Survey Advice Needed

Onkar247

Hi all, Has anyone found a trustworthy damp and timber surveyor they have dealt with?  I'm looking to exchange on a property in Brentham Garden Suburb (about 100 - 120 years old) and the building survey has stated there is localised dry rot.  Specifically:

 "there is dry rot to the external windows. As such, all joinery should be inspected by a timber specialist throughout the house. However, the damage noted seems to be localised. A full timber and damp survey is required. "  

Any help is really appreciated.

youth_leader

I'll be interested to see the responses.  I paid for my buyer's PCA approved damp/timber report, turned out they were selling damp proof courses and dehumidifiers, not suitable for a period property.  His mortgage company threw it out as inappropriate.

AdrianC

Wet rot, but dried out, more likely.

Wet rot is localised damage from water rotting wood out, usually because of poor previous maintenance (lack of painting). It's common in window frames.

Dry rot is a fungus, normally hidden indoors, that spreads rapidly.

How bad are they? Replacing windows isn't a huge job.

A garden suburb may require like-for-like timber windows, rather than generic tupperware, which adds to the cost and ongoing maintenance, but will retain the character which is presumably what you like...

stuart45

As above a wet rot fungus normally attacks window frames. The wet rot fungi tend to only attack a really wet part of the timber, whereas dry rot can travel over masonry to find new timber.
In window frames water often gets in at the joints, so these are usually the first places to check. 
I've got single glazed Georgian style windows, and every few years get out the wood hardener and filler to repair them all.
However if I had to pay someone to do this it wouldn't be cost effective to repair them.

Onkar247

Thanks for the responses back so far by sharing your wealth of knowledge and experiences.

youth_leader - you have hit the nail on the head for me, it order to know what the issue is to remedy, I need to have an accurate survey that will clearly explain if it is wet or dry rot.  I've already made a cardinal mistake by contacting three companies explaining that dry rot has need noted in the building survey.  Who can I now trust out of the three of then?

AdrianC and stuart45 - I've also read that dry and wet rot could be confused with one another to the untrained eye and I didn't know the dry rot is inside as opposed to wet rot outside.  I've also had a general chat with a window manufacturer that created timber frames double glazed windows (for other garden suburbs) in the UK and the price is off the scale. For all the properties windows, the front door and french door to the garden I have been quoted 30k!

Maybe repairing the originally windows is a better option but the surveyor states I should be thinking of replacing all of them now as they are in a poor state.  I take it buying new timber framed single-planed windows will be cheaper with the original secondary glazing kept in place?

stuart45

If you are prepared to do the repairs yourself, then it's not expensive. Everyone has a different view of what a poor state means.
Generally nowadays a small amount of rot in a frame is enough for people to want to renew the frames. Some of mine would probably be ripped out by a lot of people, but it's surprising how they can be repaired. With a lot of frames the amount of rot in the frame is quite small compared to the amount of good timber left.

FreeBear

Onkar247 said:   I've already made a cardinal mistake by contacting three companies explaining that dry rot has need noted in the building survey.  Who can I now trust out of the three of then?

Simples really. If they are PCA accredited (CSDB/CSTDB after their name), be warned, it is only a three day course that anyone can do after paying the appropriate fee. The PCA is the trade body for the damp treatment industry, so the "surveyors" have a vested interest in selling their cures.

If you want an honest, unbiased opinion, you need a RICS surveyor that specialises in older properties and doesn't have any links with a company selling damp & timber treatments.

Onkar247 said: Maybe repairing the originally windows is a better option but the surveyor states I should be thinking of replacing all of them now as they are in a poor state.  I take it buying new timber framed single-planed windows will be cheaper with the original secondary glazing kept in place?

Unless you are subject to listed building or conservation area restrictions, double glazed windows are always a better option. There shouldn't be a huge increase in price unless you go for ultra-thin high performance sealed units.

stuart45

A brand new single glazed timber window will probably cost more, as very few people buy them now. 

Onkar247

Great, started to contact RICS surveyor that specialises, in properties in conservation areas.  Yes, so I'm in a conservation area and double glazing is expensive - the ultra-thin high performance sealed units are around 2k each.

AdrianC

Onkar247 said:

I've also had a general chat with a window manufacturer that created timber frames double glazed windows (for other garden suburbs) in the UK and the price is off the scale. For all the properties windows, the front door and french door to the garden I have been quoted 30k!

Maybe repairing the originally windows is a better option but the surveyor states I should be thinking of replacing all of them now as they are in a poor state.  I take it buying new timber framed single-planed windows will be cheaper with the original secondary glazing kept in place?

Talk to a carpenter. We had some new hardwood casements with sealed units fitted into existing frames, with a few patches of new wood let into the frames. Not ridiculous at all - in fact, cheaper than repairing the existing softwood casements and upgrading them from single-glazed to sealed units.

Onkar247

Hi AdrianC, if the carpenter you know is based in London then would it be possible to share his details?  I'm currently shopping around for a RICS Surveyor to carry out the damp and timber survey.  Been quoted anywhere between from £675 to £1,200.  Is that around the normal cost?