Damp flagged during survey

ahfat41

Level 3 building survey flagged damp that requires investigation. High moisture detected but the are no visual signs of mould etc. Should I get a damp survey? Thanks

theartfullodger

Anyone living there?  Tenants?

ahfat41

Owner.

Moisture meter tests were carried out in a systematic manner to accessible internal wall surfaces.

Elevated damp readings were recorded to a number of areas, including:

• The hallway wall adjacent to the fuse box

• The kitchen storage cupboard wall

• The window reveals and adjacent wall areas within both the bedroom and living room.

These findings suggest the presence of rising and/or penetrating dampness, particularly around

window zones where condensation and defective seals may be contributing factors. In the kitchen

storage cupboard, staining and dampness may be related to the previously noted ceiling leak.

Due to the nature and distribution of the high readings, further investigation is required to

determine the exact cause, extent, and appropriate remediation strategy. It is strongly advised

that you instruct a specialist damp proofing contractor, ideally a member of the Property Care

Association (www.property-care.org), to carry out a full diagnostic assessment of the property. At

least two independent quotes should be obtained.

Part of survey. Not sure whether to get a damp survey before proceeding.

stuart45

The problem with getting a damp survey is that the majority of them will use a damp meter only, get a high reading, diagnose rising damp and give you a quote to strip the walls and fit a chemical DPC.
This can work to the buyer's advantage, if they can use this to negotiate a lower price, but not bother to get the work done.
Damp companies know that if people can get money off the house price they will often get the work done straight away, so they are all set to redec and start getting the house how they want it.

daveyjp

Type, age, construction and general condition of the property are all pointers  as to why there may be high damp readings.  

FreeBear

stuart45 said:

The problem with getting a damp survey is that the majority of them will use a damp meter only, get a high reading, diagnose rising damp and give you a quote to strip the walls and fit a chemical DPC.

The other issue is that most of these damp "surveyors" have links with a treatment company, so have a vested interest in selling their particular "cure". On top of that, there is very little training required to become a PCA damp surveyor, so you really do need to take any report with a large dose of salt.

TheJP

Major damp with no signs? I would want another viewing and target the rooms of these readings. 

Bigphil1474

Get a quote for a damp survey - we had one done on our own house after the first buyer pulled out citing damp found, in the survey. Can't remember exactly what we paid, but it was only around £200 mark. Yes, you have to carefully consider what the report says, but if you chose your surveyor carefully, it doesn't mean you'll get mugged.

The guy who came to ours was a PCA member but their company only provided a limited treatment service, and they didn't provide any of the services he recommended, which was kind of re-assuring. We did spend about £2k getting some internal insulation fitted due to (condensation) damp around the bay window, and extraction for the cellar for damp timbers, some drainage and repointing to the rear of the house for the cellars external wall etc. Given we would have been happy to drop £10k on the asking price, the £2.5k ish we spent was worth it as the second buyer saw the first survey, the damp report, the invoices for work done, and their own survey, and still bought the house at the previously agreed price.

youth_leader

My buyer used a PCA damp/timber company and his lender threw it out as completely unsuitable for my heritage house.  As a gesture of goodwill my EA had also persuaded me to pay the £300 for it, very disappointing.

I would find an independent damp/timber company who will concentrate on finding the source of the damp.  

Albermarle

TheJP said:

Major damp with no signs? I would want another viewing and target the rooms of these readings. 

I would agree with this.
Arrange a second viewing and go with anybody you know who has any kind of building, DIY experience.
Even if you go on your own, it is not rocket science to have a look at the supposedly affected areas for more serious signs of damp ( peeling wallpaper, staining etc) 
Also have a look outside for any obvious issues, broken gutters, soil piled against the wall etc.