Level 3 Survey Back, any Opinions Please?

Mind_Overload

Thanks @FreeBear , I was looking at a survey that costs already, £200-300 is the price range I am seeing.
Also, you mentioned walls before - they are 460mm, stone-faced construction.

I also had this issue with the chimney/roof so will get that checked too

FreeBear

When raking out mortar joints for repointing, the new mortar should be lime based (without any cement). This will allow for slight movement and a path for any moisture to escape. But finding someone willing to work with a lime mortar is not easy.. Had to bully a roofer in to using a lime mortar mix that I had to make up for him when I had some flashing/repointing done.

Mind_Overload

I received my damp surveyor report back, I did not expect it to be this expensive, any tips would be much appreciated? Many thanks

Green_hopeful

I haven’t read all the comments but reiterate damp specialist treatments being generally inappropriate and ineffective for solid wall properties. There is a really helpful Facebook group that deals with these sorts of problems all the time and might even be able to help find tradespeople. https://www.facebook.com/share/XciqDBvqdZ3vLbNu/ You will have to join the group but they are really knowledgeable. 

Green_hopeful

Oh if the damp people or the surveyor used a little two pronged damp meter they are a wally and don’t listen to them. Even the surveyors own guidance says they are only good for wood not walls. 

Mind_Overload

Thanks a lot @Green_hopeful - I will join that group.

Looks like they did. I did my homework on a few damp companies in that area and they seemed the best option.

stuart45

He's recommended a chemical DPC, but it already has one. Also this is for rising damp, but more extensive tests such as a carbide one are needed, rather than just a damp meter for this. The report seems to indicate that condensation is the more likely cause. Is the external pointing cement?
Lime mortar pointing is better externally, and lime plaster inside.

Mind_Overload

stuart45 said:

He's recommended a chemical DPC, but it already has one. Also this is for rising damp, but more extensive tests such as a carbide one are needed, rather than just a damp meter for this. The report seems to indicate that condensation is the more likely cause. Is the external pointing cement?
Lime mortar pointing is better externally, and lime plaster inside.

Thanks for the info, I will ask these question to the surveyor.

Just out of curiosity, do you believe £2770 + VAT is a fair price for the job above? I have no idea on the cost of these things, and searching on the net, brings up a whole heap of things. Thanks

Green_hopeful

marcus-darkus said:

stuart45 said:

He's recommended a chemical DPC, but it already has one. Also this is for rising damp, but more extensive tests such as a carbide one are needed, rather than just a damp meter for this. The report seems to indicate that condensation is the more likely cause. Is the external pointing cement?
Lime mortar pointing is better externally, and lime plaster inside.

Thanks for the info, I will ask these question to the surveyor.

Just out of curiosity, do you believe £2770 + VAT is a fair price for the job above? I have no idea on the cost of these things, and searching on the net, brings up a whole heap of things. Thanks

If the recommended work is not going to resolve any damp then it’s jolly expensive because you will be no better off and perhaps worse. 

stuart45

The materials required for either DPC cream or Dryrods and the plastering are only a few hundred £. Damp proofing work like this tends to be overpriced, because firms know they can get it. Often people get the house price reduced for the works, so they feel they aren't really paying for it. 
Apart from the plastering, the work is quite easy to do yourself.
The main questions are, is the cause of the dampness definitely rising damp?
And is chemical injection an effective method of forming a DPC in a 20 inch stone wall, which may have a rubble infill?
Unfortunately, a lot of damp surveyors are still quite happy to instantly diagnose rising damp as the cause of dampness in a wall, and also to recommend chemical injection as the cure. 
A few years ago RICS got together with the PCA, and a few other organisations and produced some new methods of damp diagnosis for surveyors. 
The damp meter is still part of the tool lot for surveyors, but they have to know how to interpret the readings when used on masonry.
For example, a low reading on a wall means the wall is dry. A high reading means the area could be damp, but the presence of salts in the plaster, or minerals in black ash mortar could be giving an artificially high reading in a dry wall. Surveyors doing a building survey nowadays will normally report a high reading and recommend further investigation.