Does a full building survey include damp and woodworm assessment?

icicat

Hello,

We're currently in the process of buying a house. The building looks at least 100 years old so we want to get a full survey done. Our main concern is damp and woodworm. Do full building surveys usually cover both of these? Or would I need to get separate surveys carried out for each? How do they asses for woodworm? Do they need to lift up carpet to get to floorboards?

kingstreet

No. A chartered surveyor is a GP. If needed, he will recommend reports from specialists. Speak to the specialists concerned about what access they will require if such is needed.

icicat

Thanks kingstreet. Speaking to some building surveyor companies and they said they include checks for damp and woodworm. I'm not sure if they do it themselves or would need someone qualified to come in and asses it.

FreeBear

Bear in mind the surveyor won't be making any invasive investigations. He may well stick a damp meter in a wall and/or spot a few small holes in a wooden beam. In his report, he'll probably say "damp detected in xxx area, and signs of woodworm. A PCA timber & damp surveyor should be called". Except, most PCA affiliated "surveyors" are little more than salesmen trying to flog questionable treatments.

If you do opt for a damp & timber survey, find someone who is independent and without any links to a treatment company. Also check to see if they can differentiate between condensation and genuine penetrating damp.

icicat

Thanks FreeBear, I guess it's best to get their assessment, then if they do detect signs of woodworm and damp I should have it further investigated.
I noticed some surveyors charge 600 and others charge 800 for a level 3 survey. Not sure if one company is better than the other, though as I'm strapped for cash I would naturally chose the cheaper. Is there anything to consider when choosing which surveyor to go with?

FreeBear

icicat said: I guess it's best to get their assessment, then if they do detect signs of woodworm and damp I should have it further investigated.

Damp could be from one of two sources - Condensation (particularly in an unheated house that has been sitting empty for a while). Penetrating damp from a leaking pipe/gutter/drain/roof or a breached DPC. Some surveyors will just declare damp without investigating the root cause. Either that, or they get misled by wildly inaccurate readings from their protimeter.

By the time you see the little holes that woodworm leave behind, the little blighters will have done the damage and left. The holes could date from before the house was built, or any time thereafter. Although, if the holes are fresh, and there is evidence of frass, it might point to an active infestation - Woodworm like damp timber. They don't go for dry as it is too hard to munch. Hopefully, your surveyor will take some moisture readings of any timber he suspects harbours woodworm (the only time when those meters can be relied on to give a reasonably accurate reading).

icicat

Thanks FreeBear, this is good to know when I ask them if they do the moisture readings if there is wet wood in the loft and if they can specify the type of damp and even the origin of it. We did smell damp upstairs, which could likely be coming from the roof. Hopefully they can recommend a good specialist who can investigate further.

FreeBear

icicat said: We did smell damp upstairs, which could likely be coming from the roof. Hopefully they can recommend a good specialist who can investigate further.

Well, if there is signs of damp upstairs, you can be assured that it is not rising damp - Most likely an issue with the roof or the gutters. But a damp wall is a cold wall, which will attract condensation and just exacerbate the problem. Fix the root cause, heat the place over winter, and the wall will eventually dry out.

icicat

Thanks FreeBear. Now I'm at a point where I'm not sure who to choose. Is someone who offers a cheaper level 3 survey mean they are not as good as say someone charging double that? Or they may not be as extensive? Not sure how to choose, though I think under 700 is all we can afford right now. As long as they are RICS certified they should do a decent reliable job?

FreeBear

icicat said: As long as they are RICS certified they should do a decent reliable job?

Can't comment on that I'm afraid - Never had to have a survey, so all I can do is suggest you go with personal recommendations. Failing that, ask some (im)pertinent questions and base your decision on the answers received.

icicat

cheers man. the info here really helps to see who does and doesn't go to that extent for testing.