When buying a house, you want to make sure it’s in as good a condition as can be before moving in. One of the most commonly found problems in survey reports is damp. Some damp problems can be corrected easily at a low cost. However, there are instances where you may be subject to high repair costs if you proceed with the transaction.
In this guide, we’ll be taking you through what surveyors check for when inspecting damp at a property.
Will My Survey Flag Damp Problems?
When you find a surveyor, they will conduct a visual inspection of the property as part of the assessment. If there is any damp found, it should be spotted during the property survey. Depending on which structural survey you get, the surveyor will inspect various areas of the property to determine whether there is any damp and how bad the damp problems are.
There are two types of damp that can cause major issues. These are penetrating damp and rising damp. If either damp issue is found, it will need to be repaired and resolved as soon as possible.
Penetrating Damp
Penetrating damp is very common and can occur for many reasons, often due to problems with the outside of the building fabric not being properly weathertight. While a survey will easily pick up on most kinds of penetrating damp, the cost to repair can be very high.
Rising Damp
Rising damp is used to describe groundwater rising up through the building’s walls. It can lead to a number of problems, including mould, decay and rot.
This can spread from the affected area, causing all sorts of problems if left untreated and it can often be best to consult a damp and timber specialist if rising damp is found on the property.
Read more about the Most Common House Survey Problems here.
How Will Surveyors Find Damp?
Surveyors will find damp by conducting a property survey. There are different types of surveys that you can choose from. They are the RICS Level 1 (Condition Report), the Level 2 (HomeBuyer Report), and the Level 3 (Building Survey). These surveys vary in detail, meaning that choosing the one that is most appropriate for the property is essential.
Hiring a surveyor that is regulated by the Royal Institution of Chartered Surveyors (RICS) will ensure that your survey is accurate and carried out to the best standard. So we recommend finding RICS registered surveyors for your property surveys.
Here are the survey reports that you can choose from:
Level 1 Condition Report
The RICS Level 1 Survey is the most basic option. Formally known as the Condition Report, this survey does not delve into as much detail as the other reports, although it will highlight any urgent issues that need flagging. This option is best suited for newer properties with a low chance of having red flags on a house survey.
Level 2 HomeBuyer Report
The RICS Level 2 Survey is an intermediate option, previously known as the HomeBuyer Report or HomeBuyers Survey. This is the most common type of survey as it is best suited for properties less than 50 years old with standard construction and that has not been modified or changed very much. The report will highlight any defects and also provide suggestions and advice on repairs.
Level 3 Building Survey
The RICS Level 3 Survey, formally known as the Building Survey or Full Structural Survey, is the most comprehensive and detailed survey. It is the most expensive option and best suited for older properties, properties with non-standard construction, in poor repair, or have been signficantly modified or extended.
If you are looking at a listed building, especially grade 1 listed buildings or a property in a conservation area, the Level 3 Building Survey is the best option for you. It will highlight any damp issues and offer advice on maintenance. Some surveyors may be able to also provide general cost estimates for some of these repairs.
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What Happens if my Survey Reveals Damp?
It’s important to read the survey report thoroughly, especially the section where it discusses damp. If the damp is minimal and won’t cost a lot to repair, you can choose to proceed with the transaction or renegotiate your offer down. Before doing so get a better understanding about the average price reduction after survey in the UK.
If mould and damp are major issues, you may have to consider other options. This is because more serious damp issues such as penetrating damp and rising damp are usually more expensive to repair. In these instances, it’s best to have a specialist Damp Survey carried out.
What’s Involved in a Damp Survey?
If damp is found in the property, you may wish to have a Damp Survey conducted. This inspection is carried out by a damp specialist who will assess the damage and provide an estimate for repair costs and maintenance.
The Damp Survey includes an external and internal inspection. This means that the Damp Specialist will be able to provide an accurate report.
External Inspection
Your Damp Specialist will conduct an external inspection first. This means that they will assess the outside of your property. Most specialists read through the property survey beforehand. Therefore, if there were any notes regarding the exterior, they will have a clear idea of where to look first.
The external inspection incorporates the following:
Assessing the render and pebble dash
Check for damaged or cracked bricks
Check for a damp proof course
Examine the windows and doors in case the sealant is damaged
Issues with the downpipes or guttering
Look at the property pointing
Problems with the roof such as cracked tiles
Even if no external problems had been raised in the initial structural survey, an external inspection is essential. This is because it can prevent problems from arising in the future.
Internal Inspection
The internal inspection takes place after the external assessment. Most specialists will have read the initial property survey before arriving. This means that they know which areas are the primary cause for concern. However, they will also have the added benefit of notes from their external inspection of the property.
The internal inspection consists of the following:
Damp meter reading
Thermal imaging
Visual checks
Your Damp Specialist will be making notes and taking pictures, allowing them to compile an accurate report.
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How Much Does a Damp Survey Cost?
The average cost of a damp survey for a 3-bedroom terraced house is £400. The cost of a damp survey is dependent on the size of a property. A general rule of thumb is that the smaller the property, the cheaper the survey cost will be. Location can also play a part in the cost.
| Property Size | Average Cost |
|---|---|
| 2-bedroom flat | £200 |
| 3-bedroom terraced house | £400 |
| 4-bedroom detached house | £600 |
*All costs presented above have been taken from CheckaTrade, correct as of 2022/2023.
How to Spot Damp During a House Viewing?
When you go for house viewings, you should always be on the lookout for any signs of damp. There are certain areas of a property that are more susceptible to damp than others. Here are the areas you should pay close attention to:
Basement
One of the most common areas where damp is found is in the basement. This is because higher levels of damp can be found due to the colder temperatures. This causes an influx of excess moisture. Damp basements should be easy to spot as they will destroy the paintwork on the walls. If there is damp found in the basement, you will have to fix the problem before it spreads to other areas of the house.
Bathrooms, utility rooms and kitchens
Bathrooms, utility rooms and kitchrn are susceptible to damp due to the high amount of condensation. If the rooms have poor ventilation or no windows, there is a higher chance that mould will grow.
Ceilings and Walls
When viewing a property, always check the ceilings and walls in each room. This is where mould and damp are likely to show in any room. Depending on the severity of the damp issue, you may be able to easily repair mould problems. This can be done by using an anti-mould spray and then painting over the area with an anti-mould paint. However, serious mould growth will require a complete re-plastering of the walls. There may also be additional issues such as ceiling cracks that can exacerbate the issue.
Airing Cupboard
Another place you can look at is the airing cupboard. This is because the airing cupboard tends to be home to the water heater which can contribute to moisture problems and lead to damp.
Floorboards
Lastly, always check the floorboards. If the floorboards feel soft and spongy, this may be a sign of decay as the wood is starting to rot. If this is the case, this is an extremely costly repair and should be considered before proceeding with the purchase.
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Can Damp Devalue the Property?
Damp can devalue a property. It’s always best to remove and repair any areas affected by damp before putting your property on the market. When determining the market value of your property, any damp can cause a decrease in price.
If the repair costs are too high or you need to sell your house quickly, you should expect to lower the asking price when putting your house on the market. If you don’t lower the price, you may find that you won't garner much interest or potential buyers will negotiate a lower asking price.
To learn more, read what happens if a surveyor undervalued house?
Finding a Surveyor
At Compare My Move, we can connect you with up to 6 surveyors in your local area. This will help you to save up to 70% on your surveying costs. Simply fill in our surveying comparison form to get connected today and find the right company for you.
Our surveying partners have all passed our strict verification process. Companies offering Home Surveys and Valuation Reports must be registered with RICS. Firms that specialise in Snagging Surveys can be regulated by either the RPSA or RICS.
Need a Removal Company?
Once your survey and property transaction has completed, you may need to use the services of a removal company. Our integrated surveying form allows you to request removal companies with just a few extra steps. We can help to connect you with up to 6 removal companies and save up to 70% on your removal fees.
