Damp on ceiling- surveyor failed to spot active/growing damp?

jentt

Asking for your advice please. 

We recently bought a house and moved in. We had homebuyer's survey conducted in July. We noticed watermarks on the ceiling of one bedroom when viewing the house, so we especially highlighted this issue and asked the surveyor to check whether it's a damp issue on the ceiling. The surveyor's report said "There is no evidence of any rising damp or excessive levels of cold bridging at the property. Condensation levels are within levels to be expected for a property of this type and age. There was some cold bridging noted around the wall bases by the ground floor solid floor areas but this was all within tolerance levels. No unduly high readings were noted in any of the locations tested." He also told us that the watermarks on the ceiling were from an old fixed damp problem (he estimated it's fixed for around 5 years) from chimney base, from the report: "No Repair is currently needed, it is observed that some recent repair to the base of chimney flashing has taken place. The property must be maintained in a normal way."

However, after moving in (late Oct), we noticed that the watermarks are growing and it's wet and definitely active damp problems on the ceiling, exactly at the same location (but bigger area now) when we viewed. We've asked damp specialists to come to check and give us a quote, which will be in mid December as they are so busy. but other builders/decorators are certain that's an active leak/damp problem. 

I am really disappointed that a professional surveyor would give us a mistaken judgement on the damp problem. It was hot in the summer but I don't think professional surveyors would miss the damp problems. The ceiling is now in a very worrying situation and we would have haggled the price down or asked the seller to fix the problem if the damp was found from the survey. In this situation, do we have rights to ask the surveyor who conducted our homebuyer's survey to pay the damp survey and fixing fees? 

any advice would be much appreciated! Thank you. 

MikeJXE

It could be a pipe leak is it in the loft or the ground floor ceiling 

diystarter7

leaky roof/pipe?

cymruchris

Blocked guttering causing overflow?

Leaky pipe?

Leaky roof?

It may be that whatever was repaired has broken again - it does happen. It may also be being caused by something different to the original damp source.

As you say - you'll have to wait for someone to come take a look to identify the cause in detail. 

(If you're able and capable, you could access the loft with a nice bright torch to see if you can see the cause in case it's something simple).

Doozergirl

You don't need a damp survey for things above ground level.  

You have a leak, not 'damp'.  It sounds like you need a roofer.  

In the meantime, you could look in the loft above and see if you can locate a source. 

Save yourself the sales patter of the salesperson, I mean damp surveyor. 

Whether the surveyor is liable depends on the actual source and whether they ruled it out.  

plumb1_2

Don’t think you need a damp specialist, they will tell you , you need a roofer. So cancel them and employ a roofer.
it’s not gonna show a leak in a hot summer, ( unless it’s a leaking pipe) and if there is evidence of a repair, he’s done his job.
No surveyor will go on a roof to inspect, it will be done from ground level. Generally their reports will cover any mistakes they make, dues to wording and clauses.
 I know it’s not what you want to hear, so imo look in the loft for any visible leak( when raining if you can).

FreeBear

The sureyor would be correct in saying damp on the ceiling is not down to rising damp - If your damp "specialist" says it is rising damp, give him a swift kick in the groin on our behalf.

I'd agree with other posters that it is likely to be a slipped tile - An easy fix if it is.

Mutton_Geoff

jentt said:

Asking for your advice please. 

We've asked damp specialists to come to check and give us a quote

Aaargh. My advice (as others have said) - Don't invite any "damp specialists" into your house. It's not damp, it's a leak.

JohnB47

As already said - if you have access, get a good torch and go into the loft area and have a good look/feel at what's going on.

Do this during the day and at some point, turn the torch off so that you can see light coming in through gaps, some of which may allow water to come in.

Take photos while you're there