Who it's for
- buyers who have seen damp staining, mould or a musty smell, or a damp-proofing guarantee in the sale papers
- owners who want an independent diagnosis before paying for damp-proofing or timber treatment
- landlords who need an independent view of a damp or mould problem
- buyers whose mortgage lender has asked for a timber and damp report (see below)
- owners of older homes with solid walls, where the wrong treatment can make matters worse
Independent advice
We do not sell or install damp-proofing or timber treatments, so our advice is independent of any contractor. Our aim is to find the cause. Many damp problems are put right by repairing a leak, a gutter or a defect outside, by lowering ground levels against a wall, or by improving heating and ventilation. Where treatment or specialist work is needed, we say so and explain why.
What causes damp
Damp has several common causes, and more than one can be at work in the same home.
- Condensation. Moist air from cooking, washing, drying clothes and breathing condenses on cold surfaces, such as windows, outside walls, corners and the wall behind furniture. It often leads to mould growth, and it is closely linked to how a home is heated and ventilated.
- Penetrating damp. Rainwater gets in through defects such as damaged roofs and flashings, leaking gutters and downpipes, cracked render, worn pointing or poorly sealed windows and doors.
- Rising damp. Moisture from the ground rises up a wall where there is no effective damp-proof course, or where the damp-proof course has been bridged, for example by raised ground levels or by render taken down over it. It is often confused with other causes, so diagnosis needs care.
- Leaks. Water and heating pipes, waste pipes and failed seals around baths and showers can cause local damp, sometimes hidden under floors or behind fittings.
Timber decay and wood-boring insects
Timber decays when it stays damp for long periods. Wet rot is usually confined to the damp area, such as the end of a floor joist in a damp wall or the foot of a door frame. Dry rot is less common but more serious, because it can spread through masonry to reach timber some distance away. In both cases, the source of moisture has to be dealt with first.
Wood-boring insects, most often the common furniture beetle, leave small flight holes and fine bore dust. Many infestations are old and no longer active. We look for signs that help tell old from active infestation, but one visit cannot always settle the question.
Moisture meters: what they can and cannot tell you
We use a moisture meter as one part of the inspection. On masonry and plaster, hand-held meters give comparative readings only. They show where a wall is wetter than elsewhere, not how much water it holds, and salts in the wall, some wall finishes and foil-backed paper can give high readings on a dry wall.
A meter reading on its own does not prove rising damp, and we do not recommend treatment on meter readings alone. Where a firm answer is needed, samples can be drilled from the wall and tested for moisture content. The report will say if we recommend this.
Timber and damp reports for mortgage lenders
A lender's valuer sometimes asks for a timber and damp report before the mortgage offer is confirmed. The exact wording matters. Some lenders accept a report from a surveyor. Others ask for a report from a specialist contractor, or from someone with a particular qualification or trade-body membership.
Send us the wording before you book, and we will tell you whether our report is likely to meet it. You should also confirm with your lender or broker. If the lender needs a contractor's report, an independent report from us can still help you judge whether the work the contractor proposes is needed.
What we inspect
- the affected areas in detail, and the rest of the home for related problems
- outside: ground levels, the position of the damp-proof course, air bricks, gutters and downpipes, pointing, render, and roof edges and flashings seen from the ground
- walls, floors and ceilings, with moisture meter readings where they are useful
- accessible timbers, including floors, skirtings, doors and windows, and roof timbers where there is safe access
- heating and ventilation, including extractor fans and trickle vents
What you get
A written report that sets out what we found, the likely causes and what to do next, in order of priority: repairs, changes to heating and ventilation, further investigation or specialist work. It includes photographs, and moisture readings where they help explain the findings.
The report is typically issued within 5 working days of the inspection, or within 2 working days with the paid express option. Once it is issued, we offer you a call to talk it through.
What it does not cover
- treatment, a specification for works, or a guarantee
- lifting floorboards or floor coverings, removing plaster or taking samples
- concealed timbers, such as those under fixed floors, behind panelling or built into walls
- testing air quality, or assessing the effects of mould on health
- a valuation, or a survey of the whole property. If you are buying, consider a Level 3 survey
How it works
Get your price
Choose the survey and enter the property value and postcode. The price includes VAT and any travel supplement.
Book and sign
Confirm your booking and sign our terms online. You can cancel within 14 days.
Inspection
Andrew inspects the property. For a Level 3 we check the airspace and the weather and fly the drone where permitted.
Your report
We invoice you after the inspection, and issue the report once it is paid: typically within 5 working days of the inspection, or 2 with the express option.
Talk it through
We offer you a call with the surveyor to go through the findings and your next steps.
Prices
Damp and timber survey prices are fixed by the value of the property and include VAT. The express report is an optional extra. A travel supplement applies beyond about 25 miles of Hemel Hempstead, and the price calculator adds it for you.
| Property value | Price |
|---|---|
| Up to £100k | £495 |
| £100k – £200k | £495 |
| £200k – £300k | £495 |
| £300k – £400k | £495 |
| £400k – £500k | £605 |
| £500k – £600k | £605 |
| £600k – £700k | £605 |
| £700k – £800k | £605 |
| £800k – £900k | £715 |
| £900k – £1m | £825 |
| £1m – £1.25m | £935 |
| £1.25m – £1.5m | £1,045 |
| £1.5m – £1.75m | £1,075 |
| £1.75m – £2m | £1,075 |
| Over £2m | Individual quote |