What Your Damp Survey Should Include (and Why It Matters)
Damp is a common cause of housing disrepair disputes and can develop in many different ways, such as through structural wall defects, roofing issues, broken seals around windows and doors and water leaks. Damp surveys are therefore a very common feature of the evidence required to support a housing disrepair dispute, and can provide important information on the severity and impact of a disrepair and can help to identify where liability lies.
There are three common types of damp in rented properties:
Condensation – moisture forming on windows in cold conditions
Rising damp – ground moisture travelling up a wall from ground level
Penetrating damp – moisture from an outside source entering into a property
A damp survey would typically involve a detailed inspection of an entire property in order to diagnose what type(s) of damp are present and how they have been caused, and would conclude with a list of recommended solutions. The survey findings can represent critical evidence in a housing disrepair dispute and can help to resolve the dispute and bring clarity over liability and costs.
What Should be Included in your Damp Survey
Importantly, a damp survey is an independent assessment of the property and its conditions. This provides an unbiased diagnosis which is not influenced by commercial gains. It should also be carried out by a qualified surveyor with relevant accreditations.
External inspection – The surveyor should examine the full extent of the property exterior, such as roof coverings, chimneys, flashings, gutters and downpipes, bricks, stone, pointing, masonry, mortars and rendering. They will also assess features such as a damp-proof course and air bricks. The surveyor would assess the ground floor elevation on the exterior compared to the floor levels on the interior, to see how moisture could travel, and would also study what structural alterations had taken place and when. This inspection will help to establish where water could have entered the property, and will look for signs of faulty materials, faulty installation, blockages or damage.
Internal inspection – An interior inspection will also be undertaken which will include assessing each individual room for signs of water staining, peeling paint and plaster and visible mould patches. Musty smells can also be a sign of hidden damp, and condensation on windows can be a sign of damp also. A damp survey would also pay particular attention to insulation, roof spaces and timber, as decay of these features is a clear sign of damp. Wet rot and dry rot can occur in skirting boards, architrave and floor/ceiling joists, while there may also be evidence of pests related to damp, such as silverfish.
Diagnostics – The surveyor will use a range of specialist tools and techniques to confirm and substantiate their findings, with a view to locating hidden issues and identifying the root causes. They will use moisture meters to measure levels in walls and floors, thermal imaging cameras to identify cold spots in materials that are not visible to the naked eye, and will also measure humidity and temperature to identify non-standard conditions.
Reporting – A comprehensive report will be provided by the surveyor, which will be detailed, easy to understand and actionable. This will clearly identify the type(s) of damp found in the property and what has caused it. The report should include factual, measurable findings and photographic evidence of the findings, plus a property layout plan to illustrate where the affected areas are located. The report would also include contextual information which provides balance and mitigating factors, such as the age of the property and weather conditions on the day. The report would conclude with recommended actions to solve the root cause of the issue, along with costs and realistic timescales.
Why is a Professional Damp Survey Important?
Damp surveys are very common for people thinking of buying a property, and are often a condition of securing a mortgage for this purpose, but they are also very common in establishing liability in a housing disrepair dispute. A comprehensive damp survey can:
Identify what type of damp is present
Help to explain what health impacts are possible
Identify what disrepair issues have occurred or are occurring – such as mould, wet and dry rot and pests
Identify what has caused these damp issues
Identify who is liable for this root cause
Identify the severity of these issues and how they might deteriorate
Provide a list of recommended actions
Provide quantifiable costs and timescales for resolving these issues
So a damp survey is one of a range of professional services provided by an expert witness, and the damp survey matters in a housing disrepair dispute because it:
Provides clarity and accuracy and avoids a misdiagnosis of the problem
Provides clarity on the root cause and therefore who has liability
Is impartial, based on fact and not provided for commercial gain
Is provided by qualified and accredited personnel with specialist technical knowledge that can be proven and verified
Provides realistic costs and a fair and reasonable timescale for resolving the issues.
