Damp Surveyor quote

ObserverOfLife

Hi folks,

Long term stalker of this forum and finally taken the plunge to take part. 

Been quoted £600 to fit 6 airbricks/airvents to improve ventilation and combat condensation.

Lives in a semi detached 1910 ground masionette for past 3 years based in Surrey. Has 6 years old damp proof course around property.

Noticed significant mould growth returning faster than previous years in first bedroom (front of house), living room (back of house) and bathroom (side of house) and skirting boards are usually wet in each room. Surveyor said it's excessive condensation rather than uprising damp and condensation is causing strong mould growth so need better ventilation.

Advised to install all "air vents" 7-8ft up the wall outside though he said it would be airbricks on the day so not sure if he's referring to the same thing. All are external fittings only with nothing coming inside. Said these would help airflow and wick away excess moisture.

Quoted £600 to fit: 

X2 vents outside first bedroom (front of house)
X1 vent outside second bedroom (side of house)

X1 outside bathroom

X1 outside lounge

X1 outside kitchen. 

Few alarm bells for me:

- Masionette already has several air bricks low level - counted a total of 13 air bricks around property. Why would adding more helps if these aren't effective already?

- Surveyor did not use any devices and merely pointed out where air vents should be without looking around fully for causes or problem areas. Maybe this is down to experience.

- Walls are not a cavity wall so airflow would not be helped by the airbricks?

- 100% guaranteed that we would not get any more condensation

Is £600 excessive to add more airbricks that may not even solve the ventilation/condensation issue? Trying to get another damp surveyor in for a second opinion.

FreeBear

ObserverOfLife said: Lives in a semi detached 1910 ground masionette for past 3 years based in Surrey. Has 6 years old damp proof course around property.

Noticed significant mould growth returning faster than previous years in first bedroom (front of house), living room (back of house) and bathroom (side of house) and skirting boards are usually wet in each room. Surveyor said it's excessive condensation rather than uprising damp and condensation is causing strong mould growth so need better ventilation.

- Masionette already has several air bricks low level - counted a total of 13 air bricks around property. Why would adding more helps if these aren't effective already?

Oh dear, the damp "specialists" have already been in and done their stuff. Injected DPC and waterproof render/plaster internally ?

You already have air bricks - Presumably close to ground level with a spacing of around 2.4m - These will be for ventilation under the suspended timber floor. It is important to check that these are not blocked and the ground levels are at least 75mm below them (150mm is better). Putting air bricks in the wall at a higher level, if going right through the wall, will only give you cold draughts to deal with in the winter months. They may help to reduce condensation, but there are better ways of dealing with that. You may also find the freeholder would need consulting, and if the building is listed or in a conservation area, further permissions would be required.

Before paying for questionable works, I'd suggest the following.

• Get a hygrometer or two and measure the humidity levels.
• Invest in a dehumidifier to suck up moisture in the air.
• Check the external ground levels and reduce where possible.
• Fit extractor fans in the bathroom & kitchen linked to a humidisat.

If damp/condensation is still an issue, then look at a Positive Input Ventilation system. Longer term, insulating the walls internally will help to keep the heat in. With warmer walls, moisture will not condense so readily and you will reduce your heating bills.

To add - If this surveyor was trying to sell you the shrijver (or similar) damp system, a firm kick up the backside should send him on his way. But these are usually fitted close to the ground.

ObserverOfLife

Thanks Freebear. My previous comment didn't go through for some reason. 

I had been sceptical of damp surveyors after the stories I've read so good to have an unbiased input. 

Airbricks are all above 75mm off the ground. I had installed insulation film on the big windows in the front bedroom which have made a big difference. My biggest concern was whether it was uprising damp but he seems 100% positive that it's just condensation.

I had asked about positive input vent on the day and he said it wasn't needed. This is something I think would be really beneficial for this property.

Never heard of Shivjers so thanks for the head up. 

• Get a hygrometer or two and measure the humidity levels. Good shout - will look into this.
• Invest in a dehumidifier to suck up moisture in the air. Already have 3 1.5l dehumidifiers cross property - suspect I need 10L version to be more effective.
• Check the external ground levels and reduce where possible.
• Fit extractor fans in the bathroom & kitchen linked to a humidisat. Bathroom fan has humidsat but think I need to alter setting for long fan cycle. Kitchen has 

I think I will politely tell him airbricks are not the solution and I'll source a second surveyor. 

Thanks for your help. 

donemedosh

Have you thought of using a building surveyor they are independant & will tell you whats wrong. Plus they are not going to try to sell you anything. We are looking to do this as we do have a condensation issue in one bedroom.

ObserverOfLife

Hi Donemdosh, not a bad idea though I went for a damp surveyor as they are supposed to be the 'specialist'. From my understanding, building surveyors would charge for a survey? 

I have a second surveyor booked in for next week so will be interesting to see what they say!

VT41

ObserverOfLife said:

Hi Donemdosh, not a bad idea though I went for a damp surveyor as they are supposed to be the 'specialist'. From my understanding, building surveyors would charge for a survey? 

I have a second surveyor booked in for next week so will be interesting to see what they say!

Interested to know what the second surveyor says, one of the basement flats in my block has rising damp issues and previously had Peter Cox do work at the front of the flat. They have quite a few areas of damp so and PC charge £420 for a damp report which is then subtracted from the cost of any work they do.

ObserverOfLife

VT41 said:

ObserverOfLife said:

Hi Donemdosh, not a bad idea though I went for a damp surveyor as they are supposed to be the 'specialist'. From my understanding, building surveyors would charge for a survey? 

I have a second surveyor booked in for next week so will be interesting to see what they say!

Interested to know what the second surveyor says, one of the basement flats in my block has rising damp issues and previously had Peter Cox do work at the front of the flat. They have quite a few areas of damp so and PC charge £420 for a damp report which is then subtracted from the cost of any work they do.

Apologies for not updating. 

Second surveyor said it wasn't uprising damp but could become one.
 
Second surveyor suggested X2 heat exchanger pump, external vent fan for kitchen and a large, more powerful vent/fan in bathroom. For a total of £1,200. .

Fortunately the report was free. 

I went and bought a 10l dehumidifier instead that tells you humidity level, seeing significant difference already.