Damp & mouldIndependent damp survey by RICS Chartered Surveyors
An independent damp survey gives you an impartial diagnosis of damp in your home from an RICS Chartered Surveyor who has nothing to sell you. If a damp-proofing contractor, a mortgage lender’s valuer or a buyer’s survey has flagged “rising damp”, we find out what is actually causing the moisture, explain it in plain English and tell you what, if anything, needs doing.
Lansdown Associates is an RICS regulated building consultancy. We do not install damp-proof courses, inject chemicals, sell membranes or supply dehumidifiers. Our fee is for the inspection and the report, so our advice is the same whether the answer is “major work needed” or “fix the gutter and improve ventilation”.
Why get an independent damp survey?
Damp is one of the most frequently misdiagnosed defects in UK homes. A wall that reads “wet” on a hand-held meter is not necessarily wet, and a damp patch near the floor is not necessarily rising damp. Common causes that are often mistaken for rising damp include:
- Condensation collecting on cold wall surfaces, especially behind furniture and in corners
- Rain getting in through defective pointing, render, gutters, downpipes or window sills
- External ground or paths built up above the internal floor level
- Leaking pipes, radiators, showers and waste connections
- Salts left in old plaster from past damp, which absorb moisture from the air and give high meter readings even when the wall behind is dry
If the cause is misidentified, the “cure” often fails. A new chemical damp-proof course will not stop a leaking downpipe, and replastering will not stop condensation. An impartial diagnosis first can save you the cost of unnecessary work and the disruption of having it done.
For a fuller explanation of the differences, read our guide to the types of damp.
Who this survey is for
Homeowners
You have noticed staining, peeling paint, blown plaster or a musty smell, or a contractor has quoted for damp-proofing and you want a second opinion before you commit.
Buyers needing a pre-purchase damp survey
If you are buying a property, a pre-purchase damp survey gives you an impartial view of any damp before you commit. You may need one where:
- Your mortgage lender’s valuation or a pre-purchase survey has recommended “further investigation by a damp specialist”
- The lender has asked for a damp report before releasing funds
- The property has visible damp, a musty smell or a history of damp treatment
- The seller has supplied a damp-proofing quotation or guarantee and you would like an independent view of the problem it relates to
We establish the cause, whether it is significant and what a proportionate remedy would involve, so that you understand the position before you exchange contracts. The report may also support a price negotiation. A pre-purchase damp survey concentrates on damp and its causes; it is not a substitute for an RICS Level 2 or Level 3 survey of the whole property. Our guide to what to do when damp is found during a house purchase explains the options, including lender conditions, retentions and mortgage damp reports.
Sellers
Your buyer’s surveyor has raised damp and the sale is at risk. An independent report from a chartered surveyor can clarify whether the concern is justified and what a proportionate remedy looks like.
Landlords
A tenant has reported damp or mould and you need to understand the cause before deciding on repairs. For rented homes, especially social housing, see our main damp and mould surveys service, which also covers legal obligations.
When to commission an independent damp survey
Consider one:
- Before agreeing to a damp-proofing quotation, particularly for injected or chemical damp-proof courses and full replastering
- When a lender, valuer or buyer’s survey recommends further investigation of damp
- Before you exchange contracts on a property with visible damp or a history of treatment
- When previous damp treatment has not solved the problem
- When you are unsure whether the problem is damp from the building or condensation from how the home is heated and ventilated
If you have been quoted for injection treatment, our guide do I need a new damp proof course? explains how a DPC that has been bridged can look as if it has failed, and what to check first.
What is included
Every independent damp survey is carried out in person by an RICS Chartered Surveyor and includes:
- External inspection of walls, pointing, render, gutters, downpipes, drainage, ground levels, sub-floor ventilation openings and any visible damp-proof course
- Internal inspection of the affected rooms and the wider property, looking at wall finishes, floors, joinery, heating and ventilation
- Moisture meter readings used as a screening tool, not as the final answer
- Thermal imaging to help identify cold surfaces, missing insulation, air leakage and possible leaks
- Ambient temperature, relative humidity and dew point readings to assess condensation risk
- Calcium carbide testing where needed, to measure the actual moisture content of masonry or plaster samples
- Salt analysis to check for hygroscopic salts that can give misleading meter readings
- Airflow analysis to assess ventilation in kitchens, bathrooms and other rooms where moisture is produced
- A written report with photographs, a clear diagnosis of the cause or causes, a risk rating and prioritised recommendations
The tests are chosen to suit the property. Not every survey needs every test, and we will explain why we have used each one. You can read more about the process in what happens during a damp survey, and about moisture testing in our guide to the calcium carbide test.
Your report
The report sets out:
- What we inspected and the tests we carried out
- What we found, with photographs and readings
- The type of damp present, or confirmation that we found no significant damp
- The likely cause or causes, in order of importance
- Prioritised recommendations, starting with the simplest effective remedy
- Any further investigation needed, and who is best placed to carry out repairs
Because we have no product to sell, the recommendations are proportionate. Where the cause is a maintenance issue, such as a blocked gutter or high external ground, we say so. You can share the report with your lender, solicitor, buyer, seller or contractor. Our damp reports have been accepted by lenders that require one as a condition of the mortgage offer. Requirements vary between lenders, however, so it is important to check the exact wording of the condition before booking.
After the survey
If repairs are needed, you are free to obtain quotes from any contractor using our findings. We can also carry out a follow-up verification inspection after the work, to check that it has been completed satisfactorily and that the problem has been resolved.
Why choose Lansdown Associates
- We are independent, with no damp-proofing products, treatments or installation work to sell.
- Surveys are carried out by RICS Chartered (Building) Surveyors.
- We look at how the whole building handles moisture to find the cause of the damp.
- Our director, John Jackson MRICS MEWI, is a member of the Expert Witness Institute (EWI), and our damp reports are written to be clear and defensible.
- Our reports are in plain English, so you can act on them and share them with confidence.
We work with John on a regular basis. The service provided to our clients is second to none. Our clients are often first time buyers so having quality Surveyors on hand to assist with pre-purchase surveys is a massive benefit.
Brian, Myriad Mortgages
Areas we cover
We have offices in Liverpool (Rodney Chambers, 40 Rodney Street, L1 9AA, and Estuary Business Park, L24 8RL), Manchester (Peter House, Oxford Street, M1 5AN) and London (85 Great Portland Street, W1W 7LT), and carry out surveys nationally, including London, Birmingham, Liverpool, Manchester, Leeds and Northern Ireland.
Related services
- Damp and mould surveys – our full damp and mould service for landlords and property owners
- RICS Level 2 survey – a pre-purchase survey for conventional homes in reasonable condition
- RICS Level 3 building survey – a detailed survey for older, altered or larger properties
- Damp and mould expert witness – independent evidence for disputes and claims
Frequently asked questions
Is a damp-proofing company’s free survey not good enough?
Some contractors provide careful assessments, but a free survey from a company that sells treatment has an obvious commercial interest in the outcome. An independent damp survey is paid for by you and gives a diagnosis with no link to any product, so you can judge whether a quotation is necessary.
My lender says I need a damp report. Can you help?
Yes. We can inspect the property and provide a written report explaining the cause of any damp and the recommended remedy, and our damp reports have been accepted by lenders that require one. Requirements vary between lenders, so check with your lender or broker exactly what they need to see, and we will tell you before booking whether our report is likely to meet that requirement.
Can a moisture meter prove I have rising damp?
No. Most hand-held moisture meters are calibrated for timber and measure electrical conductivity. Salts, foil-backed paper and some wall materials can give high readings on a dry wall. Meters are useful for mapping patterns, but a reliable diagnosis needs other evidence, such as calcium carbide testing, salt analysis and a proper look at the building.
What if you find no damp?
Then the report says so and explains what caused the readings or symptoms that raised concern. That evidence can be useful when a sale or a lender’s requirement depends on it.
How long does the survey take?
For most standard property types, the inspection takes around one to two hours on site, depending on the size and condition of the property and the tests needed. We will give you an indication when you book. We normally issue the written report within 5 to 7 working days of the inspection.
Book an independent damp survey
Speak to an RICS Chartered Surveyor about your property. The fee depends on the property and the testing required, and we provide a free quotation, confirmed in writing before we start. Call 0151 374 0905 or email office@lansdownassociates.co.uk (Monday to Friday, 09:00 to 17:00). We usually respond within one working day.