Jargon Buster
Call: 0800 246 56 68, or Simply Contact Us Here
Jargon Buster
This damp and timber report jargon buster web page has been designed to help you cut through the jargon. For honest and practical advice on all aspects of the control & diagnosis of dampness and fungal timber decay please feel free to contact Adept UK for further advice
Many requests we receive from customers is a request for a damp and timber report to be carried out by our damp and timber surveyors, which is one of the most common specialist reports for older buildings and is often requested from mortgage providers as part of the home buying process.
Mortgage lenders/building surveyors often ask for a damp and timber report to be arranged by PCA registered damp-proofing and timber treatment contractors / companies, so that you and they can be satisfied that the structure of the building is free from excessive moisture, wood boring insects or wood rotting fungi that can attack the walls and timber within the building.
A majority of (RICS) building surveyors will recommend a damp and timber report, as soon as their moisture meter highlights that moisture is present within the fabric of the building or there is evidence of a woodworm insect attack. Don’t worry though! This is common practice used by (RICS) chartered building surveyors. Using Adept UK you can be confident that you will receive a detailed report that gives an accurate diagnosis of any damp and timber issues within a property.
What is a Damp Report & What is a Damp Survey?
Damp Report
A damp report involves inspecting all accessible walls at ground floor level for rising damp, using an electric resistance meter, together with visual observations (internally and externally).
External observations will be made and relevant comments on position and type of any physical damp-proof course, building defects, rainwater goods, roof condition, external render, ground levels and airbricks, sub-floor ventilation etc will be included where appropriate in a damp report. Any visual evidence of timber decay will also be inspected and reported on.
Adept UK will provide a written damp report detailing any defects causing damp, together with recommendations and specifications for alleviating any dampness. In most cases no chemical damp-proofing is required, and any ‘rising damp’ can be controlled by effecting good building practices and maintaining the external fabric of the property.
Timber Survey
A timber survey involves timber treatment companies inspecting all accessible timbers for wood boring insect attack or fungal decay (i.e. wet or dry rot). Roof timbers will be inspected during a timber survey, for decay and woodworm if suitable access through a loft hatch is available. Where required specialist timber surveyors will move items of furniture and take up sections of carpets to gain access to timber floors and will lift floorboards to inspect the sub-floor voids for signs of dampness and timber decay.
All staircase timbers will be also inspected, but this is often limited as carpets are difficult to remove and replace, and the underside is often also covered. Any visual evidence of timber decay and woodworm infestations noted during a timber survey will be reported on. Accessible surfaces of internal joinery will be visually inspected. Internal observations will be taken, and comments on general building defects likely to affect internal timbers will be included in the timber report.
We will prepare a written timber report on the condition of timbers together with recommendations and specifications for any timber repairs which may be required. Usually, any decay or infestation can be controlled by cost effective environmentally friendly methods and chemical timber treatments can be avoided.
Specialist Damp & Timber Survey Report.
For many years, homebuyers have been faced with building surveyor reports that invariable contain the requirements to obtain a ‘Specialist timber and damp report’. Which might typically be written as follows.:
Evidence of widespread dampness and timber infestation was noted. A further inspection of all parts of the property should be undertaken by a specialist independent surveyor /contractor. who is a member of the Property Care Association (PCA), and all recommended remedial work is to be carried out by competent damp proofing & timber treatment companies.
What is a Specialist Damp survey & Specialist Damp report?
Specialist Damp survey & Specialist Damp report? Usually requested by mortgage lenders when people are either buying or selling houses. The problem is that most of us don’t purchase or sell houses every day, so when a specialist damp survey or specialist damp report is asked for by lenders
Dampness is a common issue and affects many properties. However, on the other hand, damp can cause real damage to a property; decayed rotting structural timbers, perishing wall plaster and sometimes making selling a property difficult, as potential purchasers & mortgage lenders are put off.
A specialist damp report also involves a damp surveyor checking upon any remedial damp-proofing & timber treatment work, which may have been previously carried out on a property and guaranteed by Property Care Association (PCA) approved registered damp-proofing and timber treatment companies or other local specialists offering rising damp, dry rot & woodworm treatment services.
WHAT IS DAMP AND TIMBER SURVEY? (Jargon)
A pre-purchase damp and timber survey with a written report carried out for a house or flat purchase can cover any of the following;
- Property inspected & tested for suspected rising dampness and penetrating damp to ground floor walls & chimney breasts
- External inspection to locate the position of any damp course and for high ground levels which may lead to low level dampness
- Timber inspection of wooden floors & survey for dry rot, wet rot and woodworm
- Assess and check whether (air bricks) sub floor ventilation is adequate
- As requested by RICS building surveyors & mortgage providers, to inspect roofing timbers for dry rot, wet rot and woodworm survey & provide damp and timber report.
- Independent surveyors can also inspect & report upon damp & timber treatment work, which has been previously carried out and guaranteed by PCA damp proofing and timber treatment contractors.
- If requested we can comment on the visible condition of external roof coverings and rainwater goods
- Inspect the property for visible signs of any condensation black mould-related issues We can also carry out an intrusive sub-floor wood rot & timber decay inspection at an additional cost.
- What is a Damp and Timber Report? A damp and timber report for people in the process of purchasing or re mortgaging a property and need to get a survey carried out to check for the presence of damp problems that may be present before buying a property.
- A survey will also entail surveyors inspecting a property for the presence of timber decay issues such as dry rot or woodworm. The main requests from our clients are for a damp and timber report which is one of the most specialist reports carried out for period properties and is usually requested as part of the home buying process.
- Mortgage lenders would also usually require the company carrying out the mortgage damp and timber survey to be approved & registered C.S.R.T. (Certificated Surveyor in Remedial Treatments).
What is Rising Damp? (Jargon)
Rising damp is the process through which your property’s walls and other brick structures absorb moisture from groundwater present in the ground or around the base of your property. The moisture is absorbed into your property’s walls, and rises up through them due to a process known as capillary action. In most cases, the reason that you will find rising damp within your walls is that the damp-proof course may have failed.
A damp-proof course can be either a physical damp proof course that may fail over time or an injection damp proof course. An injection damp proof course is a chemical layer, normally injected near the base of your property’s walls. It’s installed to stop rising damp from occurring, so if it fails you might find that the rising damp makes its way into your property.
Now, the reason that your property’s walls might feel damp during rain is because the rain falling on the ground around your property is being drawn up into the walls due to capillary action. This is a process that might last a while, so depending on how heavy the actual rainfall is you might notice that your walls are getting wet during the rain – or shortly after depending on how long the rain lasts.
Either way, you might notice your walls getting damp to the touch up to about a metre off of the ground, your skirting boards becoming warped or rotten, or wallpaper peeling off where the damp has come into contact with decorative aspects.
What is a damp and timber report for a house or flat purchase? (Jargon)
A damp and timber report is the process of a survey being carried out on a house or flat and checked for rising dampness damp problems that may be present before purchasing a property. The surveyor also be looking for the presence of timber decay issues such as dry rot. wood rot & wood boring beetle infestations (woodworm).
Should I get a damp survey before buying a house? (Jargon)
As previously stated, surveyors will visually inspect for dampness and use a portable moisture metre. If the moisture in the walls is greater than it should be, the metre will alert your surveyor. You might also have a damp survey, which will provide you with a more detailed inspection and report on the damp in your property. A mortgage surveyor will inspect the house for all sorts of dampness. They will also search for indications of dampness caused by plumbing faults.
But I’ve already had to pay for a survey! (Jargon)
Chances are that you’ve already had to pay for a homebuyers mortgage valuation, (this is for your bank or building societies benefit), or you might have paid for a chartered surveyor to carry out a ‘home buyers report’. If a damp and timber report has been requested as a result of these reports this is because the surveyor has identified a potential damp & decay problem that needs further investigation by a specialist damp and timber surveyor before exchange of contracts.
Do you charge survey fees? Jargon
YES, we charge survey fees. We charge for the simple reason that if there isn’t a problem we will tell you. Our reports are totally unbiased and our survey fees allows us to spend the time and effort to supply our customers with an honest appraisal of the property.
A damp and timber survey can take anything from half an hour through to an hour or more on site, depending on findings and complexity of building layouts, plus another hour or so to type up reports, the fee simply covers our time dealing with the survey, we have no need to ‘find’ work to cover our time as this has been covered by our fee.
Free damp and timber surveys more often than not lead to work which is not necessary or appropriate and extremely costly. We can, if requested, supply a quotation for any remedial works (if any are needed) to correct problems uncovered during the survey. Quite often, but not always, we can advise simple measures undertaken by yourself or builder to correct building defects found during the survey.
Woodworm Surveys (Jargon)
Very often neither the house buyer (or vendor) nor the estate agent will know that a house has woodworm. So it is sensible to carryout your own woodworm survey & checks.
If you have a home survey or building survey carried out on a property you wish to buy the surveyor will normally check for damp conditions that might encourage wood rot and signs of woodworm infestation. If they find any signs of woodworm they will note this down on the woodworm survey report.
A home survey will most likely not reveal the full details of a woodworm infestation. The surveyor may recommend that you have a more extensive woodworm survey carried out by a specialist.
A woodworm survey will determine the nature and extent of the woodworm problem, make recommendations for treating it and repairing any damage that has been caused, and give an indication of the likely cost.
Is it a good idea to buy a house with woodworm? (Jargon)
It can sometimes be a good idea to buy a house with woodworm, odd though it may seem! Houses affected by woodworm may put off other buyers, so there may be less competition.
The sellers of properties affected by woodworm may also be more willing to accept a lower offer. As the cost of treating and curing woodworm problems is not necessarily high a house with woodworm could turn out to be a good buy overall.
As long as you are aware of the extent of the woodworm, the cost of curing it, and are willing to take on the problem there is not necessarily any need to avoid buying a house with woodworm.
TIMBER
If timber comes into contact with damp masonry, beetle infestation & wood rot can occur – beetle infestation can occur with only the slightest amount of moisture. Where timbers form structural elements to your property such as roof timbers, floor joists and timber lintels etc. it is important to act quickly when a defect is found or suspected.
Beetle infestation (WOODWORM) and rot can cause timbers to become weak and structurally unsound, sometimes in a relatively short space of time. The quicker a defect is identified the easier and cheaper the problem will be to cure.
Wet rot fungal decay and woodworm beetle infestation are the most common problems found in buildings, however there are many more which can be identified by a C.S.R.T. timber surveyor.
The characteristics of different types of rot and beetle infestation can be very similar in some cases; however, the severity and treatment does differ.
All rot and beetle infestation can cause timber to become structurally weakened and should be investigated as soon it becomes apparent.
Woodworm and Mortgages (Jargon)
If an active infestation of wood boring insects (woodworm) has been found in a house you want to purchase it could make getting a mortgage more difficult in some cases. Potentially a mortgage lender could decline to offer a mortgage because of woodworm.
Mortgage lenders and providers such as banks and building societies are likely to make getting a woodworm infestation treated, and any related damage repaired, as a condition of granting a mortgage. They may withhold a portion of the mortgage until the woodworm and any other damp & timber decay problems have been rectified and proof of woodworm treatment has been provided.
SCOPE OF SURVEY- (Jargon)
More often than not, the first signs of any damp issue are either by deterioration of internal decorations, and rotting timbers. You may have been advised in a Building Survey or Mortgage Building Survey to engage the services of specialist timber and damp surveyor before exchange of contracts and this should be carried out by a PCA (Property Care Association) or BWPDA (British Wood Preserving and Damp Proofing Association) Contractor / Surveyor, who is CSRT (Certificated Surveyor in Remedial Treatments) qualified.
Ideally you want objective and independent advice, and an honest opinion from an experienced independent surveyor who has no vested interest in their findings or recommendations, and who’s only interest is establishing the source of the problem and providing advice on curing the problem if one indeed exists!!
Sub-floor timber inspection
Suspended timber floors in properties can sometimes be found to be affected by rot/woodworm infestation once carpets/floor coverings are lifted due to reduced levels of ventilation and elevated levels of dampness.
Therefore, provision should be made for replacing any affected timber as and where necessary
If the sub-floor ventilation is not up to modern standards. Vents should be fitted at 1.5m intervals. Restricted ventilation can result in noxious gases and/or condensation that can cause woodworm and wet/dry rot to affect the floor timbers and other components of the building. Therefore, the timber floors should be inspected by a timber treatment contractor.
This will require removal of floor coverings and floorboards to allow a thorough inspection. The ventilation should then be increased as much as possible to modern standards by a reputable building contractor. It is unlikely cross ventilation will be able to be achieved therefore mechanical ventilation should be considered.
Sub floor ventilation survey
More often than not, it can be difficult to see if there is any sub floor timber decay or a woodworm infestation when floorboards can’t be lifted, because of floor coverings. All we need to do is gain written permission from the vender to lift floorboards. We can then take pictures and record evidence in our written timber report.
This is often required when a Chartered surveyor has picked up issues with the suspended timber floor on a pre purchase survey, and has asked for further recommendations regarding the issue.
PCA damp-proofing & timber treatment contractors what are they?
PCA Contractors’ are damp-proofing & timber treatment company’s providing damp and timber surveys & reports services to the domestic and commercial market within the sectors represented by the PCA. Contractors can provide customers with diagnostic investigation services backed by a written report and quotation for any necessary works.
All member damp-proofing & timber treatment contractors have been assessed by the PCA as being capable of undertaking repair and rectification work to the highest standards.
Most people at this stage are confused, as to what degree of Survey they require, and also to how much of a damp problem they have, you may have little knowledge or understanding of this subject, and advice often found on the Internet is often vague, or somewhat confusing. You are faced with the dilemma of choosing a surveyor or damp-proofing and timber treatment Contractors who is suitably qualified in this field.
Invasive Defect Investigations and Exposure Surveying Jargon
More in-depth detailed investigation that uses ‘invasive’ techniques to establish the extent of dampness and decay. For example, we may have to lift carpets and floorboards, take off skirting boards and in some cases, form openings in parts of your property, to determine the extent of dampness or decay, and provide a more detailed examination.
Although this is more expensive than a level one or two survey, and may disturb part of the dwelling, it will usually identify the precise cause of the defect so cost-effective repair work can be organised.
If you’re in the process of purchasing a property and require an Invasive Inspection following an initial survey, you will need to obtain the written permission from the seller for us to cut A4 size holes into plasterwork/masonry to expose concealed timbers, cavities or areas covered by Dry lining, lift floor coverings, floorboards, etc.
The purpose of this investigation is to expose and report on the extent of damage to the concealed areas. It must be understood that during such investigations it may not be possible to fully reinstate the disturbed areas, and that these exposed areas will require repair by tradesman following the investigation.
Physical Damp Coursing
The Building Research Establishment, in its Digest 245, confirms that a physical damp-proof course (DPC) is the only completely sure method to cure damp but it is very expensive, involving sawing out sections of a mortar bed and then inserting a physical membrane.
Bespoke cutting equipment is used to cut a section through the wall, of up to 1m in length. The DPC is then placed in the slot and imbedded in the mortar joints, with spaces spacers inserted along the section to support the wall and compress mortar. This wall is then repointed to create a finished job that is both neat and tidy and more importantly – effective.
After the first section of wall is finished then the next metre of wall can be treated. It is a labour intensive and disruptive process but the work can be guaranteed for 50 years.
Usually we are only called upon to treat brick walls but large stone walls can also be cured with this method. Any large stones are removed, this also gives opportunity to inspect the wall and confirm its integrity and the wall thickness of up to 1m can be accommodated.
The lifespan of a physical damp course is far longer than any chemical damp proofing and it creates a total barrier against rising damp.
Inadequate Sub-floor Ventilation
Inadequate sub-floor ventilation is often a main cause of dampness and timber decay. This tends to cause a build up of moisture in the sub-floor void which can condense on the exposed masonry and timber joists. Much of the condensate will be above the damp course and will then migrate upwards to appear as ‘rising damp’ internally.
The easiest way to deal with this is to install extra air bricks at the base of the walls, ensuring that there is an adequate through draught of air to remove moisture from the void, this will also help to reduce the moisture level of floor timbers and reduce the risk of decay and infestation.
RICS Building Surveys -Jargon
Generally, a property survey examines a property’s condition, highlighting structural faults and suggesting any repairs such as damp and timber decay or maintenance work that needs to be done. It’s often very detailed, providing a clear insight into the state of your property. There are in fact many types of property survey. What separates them is the level of detail they include which is reflected in how much they cost. Read on as we discuss the different types of property surveys.
Reasons to get a property survey-Jargon
Why might someone wish to have a property surveyed? Surveys cost anywhere between £250 and £2000 after all, so it’s not a decision to be taken lightly! The answer is, as a safeguard against unforeseen problems with a house purchase. A survey will highlight any woodworm, rising damp & timber decay problems with the condition of the property you’re buying, any risks to your safety as the occupier, and any legal issues that may arise once you exchange contracts and become the owner.
This helps in two ways. Firstly, it helps to ensure your decision to purchase isn’t based on any withheld information (i.e., cover-ups) – the last thing you want is to find a nasty costly surprise as soon as you’re given the keys. Secondly, you become acutely aware of the property you’re buying which helps you to determine your offer. For example, if the survey finds that there’s structural damage & dampness that requires attention and will cost £6,000 to fix, it may be reasonable for you to offer below the asking price.
Different types of property surveys-Jargon
There are many organisations that provide property surveys in the UK. Ensure that you only hire a surveyor who is an accredited member of one. They are the Royal Institution of Chartered Surveyors (RICS) and the Residential Property Surveyors Association (RPSA).
Condition Report (RICS) – Level 1 -Jargon
Ideal for: People buying a modern property seeking confirmation of its condition-Cost: £250+ The Condition Report is the most basic of all property surveys available. It highlights any risks or defects with the property and notifies you of any legal issues you may face once you take ownership. The report itself uses a traffic light system to denote the status of different parts of the property. Green means it’s in good condition, orange means something requires your attention, and red means it’s in urgent need of repair. This is as much detail as the RICS Condition Report goes into and it doesn’t offer any advice; as a result, it’s the cheapest of all property surveys, starting at around £250. This type of survey is most suitable for those who are buying a modern property that they are confident is in good condition and just want some formal confirmation of this.
Homebuyers Report (survey only) (RICS) – Level 2-Jargon
Ideal for: People who want a more detailed report of their property-Cost: £350+ The HomeBuyers Report is a more detailed type of property survey. It includes everything in the Condition Report and more. The surveyor will check for structural problems and any issues that are likely to affect the value of the property, such as damp and timber decay. The biggest benefit of this survey is that it not only gives more detail on the issues found, it also includes advice on how to deal with them.
It’s important to note, however, that the HomeBuyers Report is non-intrusive, meaning the surveyor will only assess visible “surface-level” areas of the property. In other words, they won’t look behind furniture or under floorboards, so while it’s a thorough inspection, it’s not 100% fool-proof. Prices start at approximately £350 and the survey can last several hours.
HomeBuyers Report (survey & valuation) (RICS) – Level 2
Ideal for: People who want to ensure they’re paying the right price, for a property-Cost: £450+ This is the same survey as the above but it includes a valuation. People often opt for the valuation because it shows them if the price they’re about to pay for the property is accurate. If the surveyor values the house significantly lower than the asking price, then you may be able to renegotiate with the seller. The surveyor’s report will significantly strengthen your case and it’s likely that the seller will concede. The cost of a HomeBuyers Report survey and valuation starts at £450.
Home Condition Survey (RPSA) – Level 2
Ideal for: People who appreciate a more consumer-friendly reporting style-Cost: £400-£900 This is a very similar survey to the HomeBuyers Report above, but it’s provided by the RPSA instead of RICS. The checks are largely the same, but they differ in a few key ways.
Firstly, the Home Condition Survey is independently verified by another surveyor to ensure that it’s accurate and offers quality advice. Secondly, they are produced in a more easy-to-understand format, with accompanying photographs to make their assessment crystal clear to the customer. The cost of an RPSA Home Condition Survey can be anywhere between £400 and £900, depending on the size and value of the property.
Building Survey (RICS) – Level 3
Ideal for: Those buying older properties or properties in noticeably poor condition-Cost: £500-£2000 The Building Survey from RICS is the most comprehensive property survey available, and as such, it can cost as much as £2000, depending on the size of the property. It includes an analysis of the building’s structural integrity and condition, delving beyond the HomeBuyers Report to check behind walls, below floorboards and behind furniture. Additionally, it provides detailed recommendations for repairs and informs you of timings and approximate costings for these repairs. It also forecasts what is likely to happen if the suggested repairs aren’t carried out. Given the exhaustiveness and cost of this type of property survey, it’s not recommended for everyone. It’s most suited for older properties (50+ years) or houses in noticeably poor condition.
Woodworm and fungal infestations
Woodworm and fungal infestations are usually treated in the same way and surveyors will recommend specialist treatments with chemical preservatives as a precautionary treatment against any possible infestation by woodworm or wet and dry rot. However, it is usual for beetle and fungal decay to be confined to damp timbers and they are easily controlled by the removal of the dampness without resorting to the use of chemical treatments.
Dampness in sub floor timbers can also be reduced by increasing sub floor ventilation by installing extra air bricks which will improve the air flow to the sub floor timbers and this will remove excess moisture from beneath the sub floor void, the result of this is that timbers will not be damp enough to sustain any fungal decay or wood boring insect infestation and there will be no justification for chemical woodworm or dry rot treatments offered by most timber treatment companies.
There are two types of woodworm infestation:
Historic woodworm. With a historic woodworm infestation, there will be signs of timber damage, including flight holes, caused by the woodworm in the past. However, there will be no current woodworm activity.
Active or live woodworm. With an active or live woodworm infestation larvae, eggs and/or beetles are present and active in or around the timber of the house. This is a more serious type of woodworm problem.
Bear in mind that if woodworm is affecting or has affected a house there may be other problems that have encouraged it in the first place. Structural faults, dampness, leaks, dry rot or wet rot are sometimes found alongside woodworm.
Woodworm and Mortgages Lenders
If woodworm has been found in a house you want to buy it could make getting a mortgage more difficult in some cases. Potentially a mortgage lender could decline to offer a mortgage because of woodworm.
Mortgage lenders such as banks and building societies are likely to make getting a woodworm infestation treated, and any related damage repaired, as a condition of granting a mortgage. They may withhold a portion of the mortgage until the woodworm and any other severe problems have been rectified and proof of woodworm treatment has been provided.
Combined damp and timber survey for peace of mind
For most people, buying a property is probably the biggest purchase of their life. For this reason, is can be a stressful time with a lot of risk involved. For example, if you end up paying a premium for a property only to move in and find that there are a huge number of damp and timber decay issues with it, this could cost you a vast amount of extra money, putting you in a very difficult position.
Although the results of the damp and timber survey may not be the most welcome news, at least you know the risks and potential costs. As a damp and timber survey is usually undertaken before the sale goes through this also allows you to back out of the sale if required.
Damp and timber report used to reduce the asking price of a property, by using the cost of any damp and timber repairs found during a damp survey, such as woodworm timber infestation, rising damp & wood rot fungal decay.
A Homebuyers report or building survey will give you a detailed list of everything that is or may later be an issue with the property. A full structural survey can also provide estimated costs for any water ingress and wood decay damage noted as a further service if required. The results from a homebuyer report can be passed on to a professional to offer a quote for the damp and timber repair work. You could also use your survey results to have a more detailed in depth damp and timber report carried out.
What goes into an independent damp and timber survey?
Soon as you’ve have made contact with a damp and timber specialist, a surveyor will carry out a full inspection of your property. Our surveyors will assess the exterior property noting if there are any potential external defects such as damaged gutter. Badly maintained guttering is one of the primary causes of penetrating damp in properties in the UK.
A surveyor will then check to see if there is an existing damp-proof course (DPC) in place. If there is a physical DPC in place the surveyor will check its condition to see if it has become damaged over time. Ours surveyors will also note if the surrounding areas have been raised above the damp proof course – such as flower beds and driveways.
Once all the inspections have been completed on the outside of the property then our surveyor will carry out an investigation for any issues within the interior of the property. The walls of the property will be checked with a damp meter to check the moisture levels present. The surveyor will also inspect the property thoroughly to see if there are any visual signs of condensation, penetrating damp or rising damp.
One of the main reasons for condensation to occur is the lack of ventilation in a property. This means that areas where there is a potential for high moisture content, such as bathrooms and kitchens are potential hotspots for condensation. Where lack of ventilation is a problem the surveyor will suggest ventilation solutions that should be considered to relieve the problem.
Having dampness in your property can lead to further issues if not identified and treated in its early stages. Timber decay is one of the outcomes of letting dampness develop in your property which can then lead to structural damage to the building.
During the damp and timber inspection, the surveyor will assess the floorboards of the building to check the condition of timbers. The specialist will also check to see if there are the signs of the woodworm on the ground levels of the property. The signs that the surveyor will be looking for when identifying wood boring insects in a property are:
- Exit holes
- Bore dust
- Tunnels within the wood
- Woodworm beetles alive or dead
What goes into, and whats involved in independent damp and timber report?
Checks will also be made on the first floor of the building for all types of property care issues: damp, woodworm, wood rot. Once all checks have been made both in the interior and exterior areas of the property the timber and damp surveyor will provide a detailed report of their findings along with any recommendations of further action that needs to be taken.
Issues of not having an independent damp and timber survey
By not having a damp and timber survey for the property you are purchasing there is potential for real problems to occur if they are not discovered and treated as soon as possible. As mentioned earlier, if damp is not treated early on then timber decay is a likely outcome. If this occurs, then the cost of damp and timber treatment may increase.
If your property is suffering from condensation then there are potential health implications for people suffering from asthma as a result of the black spot mould. If black mould is present in your property, it will need to be treated as soon as possible. If there are any potential issues with dampness in the property a damp and timber survey will give you advanced warning before making the purchase so there are no hidden surprises.
We always recommend that you contact a qualified independent damp and timber specialist to inspect your property as a cost saving quick fix will not provide your property with a long-term solution and could potentially make the problem worse. By having an accredited independent surveyor carry out a detailed inspection they will be able to suggest the best possible way forward to get of your timber and damp problems for good. If you want more information about how damp and timber surveys are carried out then then give us a call.
How much does damp- proofing &Timber Treatment cost?
Damp & Decay is an issue that affects many homes, and causes untold amounts of worry for homeowners, who think that solving the problem will involve complex, messy, and costly work. Thankfully, many cases of damp and timber decay can be addressed with simple and inexpensive fixes – as long as your trades-person knows what they’re looking for. If you do have to have more extensive work carried out, to address rising damp and woodworm for example, then you will want to know the kinds of cost involved. Our guide will show you what you can expect to pay for a damp proofing and timber treatment specialist, so you can get started on your project.
Specialist damp & timber report as condition of mortgage offer …
Once you have received a specialist damp and timber report, the mortgage provider will determine whether there will be a retention or not. If there is, the damp-proofing and woodworm treatment work will need doing immediately obviously. As to whether the vendor should pay, it will probably depend on whether it needs doing immediately and whether the vendor thinks the asking price reflects the issue. The upside is that if it is work that a mortgage company says warrants a retention, most other purchasers will be in the same position so it’ll need doing before anyone can proceed. If its something that you want to do but isn’t obligatory, then he’s in a strong position as he knows you’re already financially committed to the purchase and are unlikely to walk away for say £1k or £3k costs of damp-proofing and timber treatment remedial works.
Independent Damp Surveyors
A survey and report carried out by an independent damp surveyor ensures you are receiving honest, practicable advice with no financial gain or other fees for making recommendations for work or recommendations on a specific product. An independent damp surveyor is often preferred by lenders as they provide a true cost effective damp and timber report whether there is any treatment to be recommended or not. Being an independent damp surveyor, We pride ourselves on providing a thorough survey and in-depth report which, when necessary, gives indications on the severity of any damp and timber problem and the possible implications of any damp and timber problem. It also includes options on treatment if required including any treatments that may be arranged by the client. Independent advice is also available on a consultation basis if a damp and timber report is not required.
Independent damp and timber report cost involved.
These damp and timber reports cost you anything from £150 – £350. This will get you a report from a CSRT qualified surveyor who has no bias IE. there is no interest in finding any work that needs doing. This is the pick of the bunch. Lenders love these reports and if you’re hoping for sound professional advice with no coercion this is the one to go for.
That said, make your instructions clear. If you want a report from which you can obtain a number of quotes for repairs let them know. We provide (at additional expense) a schedule of works which may be sent to a list of good contractors allowing clients to compare like-for-like quotes.
Damp proofing cost calculator
There are many kinds of damp, and each one will have different causes and different treatments – with a wide range of costs depending on the diagnoses.
Condensation is responsible for lots of cases of damp in modern homes. The result of water vapour condensing when it settles on a cold wall, floor or ceiling, the water can soak into the surface, leading to damp and mould. This moisture can be produced when cooking, showering, or drying clothes indoors, and becomes more common when temperatures drop outside. Modern homes, with good insulation and double or even triple-glazing, tend to trap moisture, meaning steps need to be taken to address the problem.
Luckily, this type of damp can typically be treated with simple lifestyle adjustments that cost very little. Opening windows where possible, making sure you are using extractor fans (and servicing or replacing them if they are not working), keeping a steady indoor temperature, or investing in a dehumidifier should be enough to tackle the issue. If damp and mould have spread, the only relevant cost for tradespeople may be redecorating work.
The second chief cause of damp is penetrating damp – where water outside of the home is coming in and causing damage. This may be due to damaged roof tiles, cracked brickwork, faulty window or door seals, or a broken gutter or pipe. If this is the case, once the problem has been identified, it should be easy to fix, with the cost ranging from £50 or so to replace a roof tile, to £200 to replace a uPVC casement window, plus any redecoration or similar that needs to be carried out.
The third cause of damp is rising damp – where moisture in the earth soaks through the foundations and walls of a house, rising up through the layers or brick and causing damage. Houses are usually built with a damp-proof course (DPC), just above floor level, to prevent moisture rising up, but if this has failed, or the property did not have a DPC, then rising damp can occur. Depending on the extent of the rising damp, this can be a more costly and extensive job to repair.
How much does rising damp treatment cost
As physically replacing a DPC is a difficult process that would involve a huge amount of structural work, the most common treatment for rising damp is to install a chemical DPC, removing plaster from internal walls, drilling holes into the walls and inserting a chemical which will form a barrier to more moisture coming up.
Woodworm Treatment Costs-Jargon
A typical roof loft above a 2 / 3-bedroom semi-detached / terraced home can be treated for woodworm with Boron or Permethrin for around £470-£950. The price varies and depends on the type of specialist company you instruct to do the treatment. Prices from large firms like Rentokil and Timberwise will be at the upper end of the scale while local one-man type businesses will be at the lower end. If the roof timbers & beams need a chemical injection rather than a spray-applied treatment, expect the woodworm treatment cost to rise substantially as the timber treatment work to a roof void will take twice as long.
Woodworm treatment in your property can be expensive and you need to remember that, if unresolved, the damage caused by woodworm will escalate and price of treatment will increase. The earlier this problem is identified by woodworm experts and effectively dealt with the better. The extensive use of timber in modern structural roof and floor applications (floor joists, roof purlins, floorboards, rafters etc.) has increased the threat that timber pests pose. If left without treatment, these insects will bring about significant damage, which can ultimately result in structural failure of the building.
The cost of woodworm treatment depends on a list of factors such as:
- Sizes of roof void and floor timbers or floor area which needs to be treated
- If any replacements of timber are necessary
- How intense the woodworm infestation itself?
- Difficult site factors in the area where woodworm treatment needs to be undertaken.
Therefore, it is impossible to answer such question as ” average cost of woodworm treatment ” and the only way to give you a price for this is for a woodworm specialist to assess your property.
Woodworm Treatment Costs – Survey fees-Jargon
The only way to give an accurate woodworm treatment costs is for a specialist to assess your property. Ensure you use a professional specialist to investigate your problem and give you a detailed survey. After this you can decide on the next course of action open to you. A survey can cost you between £150 – £300 Speak to Woodworm Treatment Specialists If you need to find out costs of woodworm treatment for your property call us on the number above
Cost of damp proofing internal walls -Jargon
Much of the cost involved in this comes from plastering a decoration after the process is carried out. Costs vary widely between different areas and different suppliers, but a rough average is around £80 per metre of wall being treated, or around £250 per wall. Across a whole house, the costs may then rise to several thousand pounds if you need to treat every wall. It can be cheaper if you are having the plastering and decorating done separately after the treatment is carried out.
Cost of damp proofing external walls-Jargon
If the exterior ground level is above the level of the DPC in the wall, the DPC becomes ineffective and water can leach from the soil directly into the walls, causing damp to occur. A simple fix for this is to have the ground outside lowered by digging out the earth, and covering it over, for example with concrete slabs or gravel, to ensure the problem does not reoccur. Digging out the soil around a small house and laying gravel over the top may only cost around £300 to £400. Adding a concrete path may be as much as £3,000 for a smaller home, and twice that in a larger home.
Other damp proofing costs to consider-Jargon
As mentioned earlier, it is vital when dealing with damp to accurately diagnose the problem. It is always worth speaking to multiple tradespeople and getting quotes when it comes to a serious damp issue, and seeking several opinions before beginning an expensive treatment for rising damp. You can also speak to an independent surveyor to try and diagnose the issue, before taking their recommendations to tradespeople for quotes. The damp proofing industry can have a poor reputation for companies trying to sell unnecessarily invasive and expensive treatments, so make sure you’re confident that any work if really needed.
What is a specialist damp and timber survey? -Jargon
It takes a qualified expert to spot potential problems with a damp and timber infestation in a building and to ensure that any problems are inspected and diagnosed correctly. Our damp and timber specialist surveyors will survey the exterior of the property, identifying any potential defects that may lead to damp ingress or timber decay in the future from the chimney pot, roof and rainwater goods through to the external ground levels and the sub-floor ventilation of the property.
Next, during a damp and timber inspection a surveyor will establish if the property already has an existing damp proof course of any description and if so what type. The surveyor will also look out for high ground levels which may lead to a bridging of the damp proof course and potentially cause decay in any adjacent timbers. Internally, ground floor walls are profiled for signs of dampness. Where carpets can easily be pulled back timbers beneath will be inspected. Where we have permission, floor boards may also be lifted where possible to examine the sub floor void and the condition of the timbers.
Timbers on the first floor of the building will be examined for signs of fungal decay (such as wood-boring beetle infestation (woodworm). Once again where possible, carpets will be pulled back for floor boards (and where possible the voids and sub floor timbers beneath) to be examined. The surveyor will also look into the roof void for signs of fungal decay or beetle infestation.
The damp and timber surveyor will then compile a full written report (including where necessary a sketch plan detailing work that needs to be carried out). Should you have any questions about the report you will have the contact details for our damp and timber surveyor who will answer any questions you may have.
Damp and Timber Survey Report Cost / fees-Jargon
The cost of having a damp survey is dependent on a number of different variables. It can be dependent on the type of issue that is found in the property and the severity of the damage it has caused. While some damp problems can be easily fixed than others, the more common fixes are the installation of a damp-proof course. If you are wanting to learn about our cost of our damp surveys we provide then please call or fill in our contact form.
What is a Damp Survey / inspection?-Jargon
Independent damp surveyors will inspect your property using conductivity meters and relatively readings to compile a report that details the cause of the problem, risks of neglect and how to tackle the issue. Specifically, our damp surveyors will identify the type of damp in your home, allowing you to eliminate the problem before it becomes dangerous.
Dry rot survey fees
If you are concerned about a potential dry rot outbreak in your property then arranging a home timber survey with Adept UK will allow our dry rot experts to get to the root of the problem and provide all the help and assistance you need. Our surveyors will always execute a comprehensive dry rot survey before advising on any dry rot treatment. This is a process Adept UK surveyor have been following for many years. When it comes to diagnosing a dry rot problem and creating a bespoke treatment plan for your property there really is no competition. All our surveyors are C.S.R.T qualified This means you can have complete trust in their assessment and expertise gained by the surveyor visiting your property.
Wood Rot & Dry Rot Surveys. A Specialist Timber Decay Surveyor Carrying Out a Wood Rot / Dry Rot Survey Will:
- Dry rot specialists will inspect the causes of the wood rot & dry rot problem, causes of the dry rot outbreak has to be identified to resolve the situation.
- Diagnose the extent of the dry rot issue affecting the property.
- Dry rot specialists will inspect the property to see if there are any further timber issues such as wet rot.
- Dry rot Specialists will provide after the inspection / assessment detailed information in a written timber decay report detailing the correct dry rot treatments
- Surveyors will complete a timber report detailing all the works that need be carried out on the property to remove the dry rot problem from areas such as sub floor timbers & roof timbers.
Rising Damp Information -Jargon
If you notice tide marks on your walls, peeling paint, wet patches or damaged skirting boards, you may have a rising damp problem, which most commonly affects older properties. Rising damp occurs when porous materials, such as mortar, bricks and stone, soak up moisture, and the dangers include timber decay, wet rot, various health conditions and more. Whether it’s due to the damp-proof course in your walls being ineffective, poor ventilation or a drainage problem, it’s crucial to resolve the issue promptly for the sake of your comfort, finances and home’s condition.
Penetrating Damp Information
Penetrating damp usually refers to leaks in your property, and the signs include damp patches, bubbling plaster and – in severe situations – holes in your ceilings. Like the previous types of damp, penetrating damp can lead to black mould growth, respiratory illnesses and structural defects in your property. Common causes of penetrating damp include gutter failure, cracked walls and damaged roofs, but it’s best to trust specialist damp surveyors in London to diagnose the problem.
Building Survey-Jargon
This is a far more detailed survey formerly known as a ‘Structural Survey’. The report will give a detailed account of any property defects and the best course of action to rectify the problems. It will also give advice on matters that may become a future issue. This can cost anything from £500 – £4,000 depending on the value of the property. Whilst surveyors will be able to identify and determine the cause of any problems, further specialist advice is usually recommended to obtain an estimate for remedial damp timber repairs or to obtain access to areas that could not be seen during the surveyor’s inspection e.g. at roof level. In the event of a survey highlighting areas of concern, we would strongly recommend you obtain the opinion of a specialist before deciding on which course of action to take. Some of the more common problems are: Structural issues, problems relating to the roof, potential damp and timber defects
Building Conservation Officer -Jargon
Building conservation officers work to promote and preserve historically important buildings by offering advice on how to maintain them in an architecturally accurate and sympathetic way. They may work with many different types of buildings, including houses, churches, windmills, lighthouses and factories, ensuring that they survive for future generations to enjoy. As well as providing valuable evidence of the way people lived and worked in the past, such buildings also help to preserve the character of our cities, towns and villages for the future.
Chemical injection Damp proof course Jargon Buster
Chemical damp-proof courses are inserted into walls to control the vertical passage of moisture from the ground, and are almost all installed in properties where no damp-proof course exists or it has broken down with age.
Condensation -Jargon
The most common form of unwanted dampness in houses and flats is water from the air that forms as condensation. The air in buildings can have a high level of relative humidity due to the activity of the occupants (e.g. cooking, drying clothes, breathing etc.). When this water laden air comes into contact with cold surfaces such as windows and cold walls it can condense, causing water to be deposited. The point at which the water held in the air changes from vapour to liquid is known as the dew point.
Condensation is often associated with poor heating and ventilation in buildings, but this simple view can be misleading. Condensation is chiefly a winter problem, as the external air temperature is low and external walls and windows are cold.
The usual sequence of events is as follows:
Cold air enters the building
The air is warmed for the comfort of the occupants.
The warm air takes up moisture.
The warm, moist air comes into contact with cold surfaces, walls, windows, etc. and is cooled below its Dew Point.
Condensation occurs as the excess moisture is released. Walls in kitchens and bathrooms (where atmospheric moisture levels are usually highest), solid external walls, UN-insulated solid floors and cold bridges such as concrete lintels set in cavity walls are commonly the areas in which condensation takes place. Intermittent heating and cooling of the property can aggravate condensation problems, since it allows warm damp air to cool, reducing its capacity to hold water. Dew points are reduced allowing condensation to occur. When the air is reheated water is taken back into the air only to be deposited again when the air temperature drops again.
The next step in the surveyor’s process is to check to see that the property already has an existing Damp Proof Course (DPC) and that it is fully functional.
Inside the property, the ground floor walls are profiled for signs of dampness. If the carpets can easily be pulled back the timbers beneath will be inspected. With permission granted by the property owner then the floorboards may also be lifted where possible to examine the subfloor void and the condition of the timbers within that area.
On the first floor of the building, it will be examined for signs of fungal decay or wood-boring infestation. Again, the surveyor will look at the roof void for signs of dampness, fungal decay or beetle infestation.
Following the survey, the damp and timber surveyor will then compile a full written report including where necessary a sketch plan detailing work that needs to be carried out.
Damp and Timber Specialist Survey & Report -Jargon
A timber and damp specialist survey report will identify any areas of rising or penetrating damp timber defects. Cost of an damp & timber inspection and report is usually fairly minor. Fees for damp surveys are usually refundable if the company is subsequently instructed to carry out the required damp and timber treatments.
Damp Treatment Costs. -Jargon
Cost of damp treatment can vary greatly depending on a number of factors. The extent of damage caused by rising dampness and the labour involved to remove damaged plaster and installing a chemical damp-proof course will also affect the cost of damp treatment. Different types of damp-proofing treatment used can also have an effect on the cost
Damp-proof courses (DPC) and their history Jargon Buster
Georgian Houses (1714 – 1837)
Georgian properties did not have a physical damp-proof course. The Georgians were very conscious of ensuring good ventilation as well as keeping the amount of moisture they created to a minimum.
Victorian Houses (1837 – 1901)- Jargon
Solid brick walls like those you find in many early Victorian properties can cause condensation issues as they are large cold surfaces. If the original render fails, they can also allow weather like driving rain to penetrate. In Victorian properties, timbers were used in construction that are at risk of becoming rotten due to damp.
Late Victorian Houses (1870 – 1901) -Jargon
Cavity walls were first used in the late Victorian period. This type of wall consists of two leaves – the outer leaf which acts as a protective skin against the weather and the inner leaf which provides a dry surface to decorate. The air in between the two leaves prevents damp from passing from the outer layer to the inner, acting as a barrier to moisture.
DPCs became compulsory in London in 1875. A layer of slate was also employed as a DPC in Late Victorian properties. However, over the years decaying parts of the wall can fall into the cavity and potentially rise above the level of the DPC, bridging the air gap.
Air bricks were also introduced in the late Victorian period and into the Edwardian period. The bricks, originally made from clay, were installed in walls and under floors allowing air to circulate and provide improved sub-floor ventilation to timbers at risk of timber decay.
Edwardian Houses 1901 – 1910 (1915) Jargon
Most Edwardian houses did have a form of damp-proof course to deal with rising damp. Bitumen, slate and occasionally hessian damp-proof courses were used along with a band of engineering bricks to act as a physical damp-proof barrier. Damp problems usually occur if the DPC has failed, becoming cracked or damaged over time
Dry Rot Jargon Buster
The true Dry Rot fungus (Latin name Serpula lacrymans) is the more serious of the wood destroying fungi. It causes extensive damage to structural timbers if not treated in time. It will spread undetected behind wall plaster, sub floor voids and even through thick walls in search of timber to attack. Timber affected by dry rot is brown, dry and brittle with cube shaped (cuboidal) fractures and can be crumbled by hand. The fruiting body (or fungus/mushroom growth) gives off millions of spores which resembles red dust and is often mistaken for brick dust.
Exchange of Contracts Jargon Buster
Once the contract has been signed by both parties and you have transferred the deposit to your solicitor (normally 10% of the purchase price), your solicitor should be getting close to being ready to exchange contracts.
Fungal Decay Jargon Buster
Timber Treatment
Fungal Decay in Building Timbers
Dry rot and wet rot can affect buildings of all ages and if decay is discovered it should be identified and remedial action taken without delay.
Fungal decay occurs in timber which becomes wet for some time and is the result of the attack by one of a number of wood-destroying fungi. The most well known are Serpula lacrymans – the true dry rot fungus -, Coniophora puteana the Cellar fungus and Poria vaillantii the Pore or Mine fungus. Many other fungi also occur and some have recently been particularly linked with decay in door and window frames.
Dry rot is only caused by Serpula lacrymans and is the most serious form of fungal decay in a building. It can spread onto and destroy much of the timber. Wet rot occurs more frequently, but is less serious; decay is typically confined to the area where timber has become and remains wet.
Fungal decay always arises because the wood has become wet, usually timbers will be in excess of 20 per cent moisture content. Finding the source of dampness and eliminating the ingress of moisture and promoting drying is always necessary.
Outbreaks of dry rot and wet rot start in similar ways. The mature fruiting bodies of wood-destroying fungi that develop during an attack produce millions of microscopic spores and these are widely dispersed by air currents. If they fall on untreated damp wood they will germinate by pushing out a hollow tube called a hypha which grows and branches to form a mass of hyphal threads called mycelium. Mycelium develops inside the timber and breaks down the wood for food. The timber may darken in colour and develop a characteristic cracked appearance. Some wet rots may result in bleaching of the wood; these are more common in doors and window frames. Eventually, the wood loses its strength and in some situations may become dangerously unsafe.
The main differences between dry rot and wet rot are the degree of development of mycelium on the wood surface and the ability of the fungus to spread into other timbers via adjacent masonry. It is important that the two types of decay be distinguished by a dry rot surveyor since they require different treatment.
Historic Flooring Table Jargon Buster
TUDOR & JACOBEAN (1485-1625) Jargon Buster
Houses usually had flagstone, brick or tiled floors on the ground levels with wooden floors on the upper storeys.
WOOD TYPE: Usually oak, occasionally elm
FIXING TYPE: Face nails
STYLE: There was an abundance of wood available in the 15th and 16th centuries, so craftsmen could be extremely choosy about the quality of timbers laid. It was not uncommon for boards to be anything up to 60cm wide. Planks were laid in varying widths.
BAROQUE (1625-1714) Jargon Buster
Stone flags covered principal and service rooms on ground floors, while wooden floors predominated on upper floors. In the East Midlands at this time upper floors were made of lime putty on laths.
WOOD TYPE: Oak continued to be the predominant choice
FIXING TYPE: Face nails
STYLE: Marquetry and parquetry became fashionable in 17th century grand homes. Patterns were sometimes painted onto plank floors to achieve a similar look. In less important rooms, boards were left untreated and scrubbed regularly with sand. Planks were often more than 30cm wide.
GEORGIAN (1714-1811) Jargon Buster
Stone floors over joists were typically found in entrance halls, with wooden floors in other rooms. Oriental, Turkish and floral carpets were introduced throughout houses, covering main thoroughfares and large communal areas.
WOOD TYPE: Oak was still used, with elm becoming much more commonplace. By the mid-1700s, Baltic fir and pine were being used.
FIXING TYPE: Face nails with metal dowels and plates. Tongue and groove fixing was introduced.
STYLE: In the late 18th century boards were stained and polished around the edges to frame carpets. Boards became much narrower, usually 15 to 20cm wide. Fixed-width boarded floors were also introduced. By the latter part of the Georgian period, polished oak planking was reserved for main staircases in grand houses, with unvarnished fir and pine floorboards used for most floors in simple houses. The trend for marquetry and parquetry continued throughout the period.
REGENCY (1811-1837) -Jargon
Wooden floors were the standard flooring throughout houses.
WOOD TYPE: Oak was the preserve of principal rooms in grand houses. Baltic fir and pine used elsewhere.
FIXING TYPE: Face nails together with metal dowels and plates
STYLE: Boards were stained, polished, painted or varnished. As England’s vast forests thinned out, wood became less plentiful and the width of the boards narrowed to between 18 and 23cm. Marquetry, parquetry and better timbers were limited to the richest rooms in the finest houses.
VICTORIAN / ARTS & CRAFTS / ART NOUVEAU
(1837-1901) (1860-1925) (1888-1905) Jargon Buster
Plain pine floors were used throughout most Victorian houses. During the Arts & Crafts period wood and stone were the only acceptable forms of flooring. Tiles became the predominant material in entrance halls during the Art Nouveau period.
WOOD TYPE: Pine used extensively throughout the period but the Arts & Crafts movement revived the passion for oak and gave rise to an interest in exotic hardwoods and maple. Well-chosen pine and fir planks were considered acceptable.
FIXING TYPE: Tongue and groove fixing or face nailing were the norm.
STYLE: Pine floors were usually covered with rugs and the surrounds were stained and polished with beeswax and turpentine to create the effect of a better timber. Some borders were stencilled as an inexpensive alternative to parquetry. During the 1860s, floors painted in Indian reds and deep blue’s became fashionable. In Arts & Crafts buildings, the preferred wood, oak, was simply polished to enhance its natural beauty. The finest floors were cut from the full-width of tree trunks. The movement also created the trend for floors and wall panelling to be stained in similar dark tones. Staining, however, was reserved for inferior woods. In Art Nouveau interiors, carpets and rugs were considered the main decorative features so wood and parquet borders were polished to provide a simple, complementary backdrop.
EDWARDIAN (1901-1914) Jargon Buster
Tongue and groove boards became the most popular form of flooring in homes. Entrance halls were normally tiled.
WOOD TYPE: Pine boards were widely used, oak and teak were reserved for grand houses and villas.
FIXING TYPE: Tongue and groove fixing or face nailing were the norm.
STYLE: polished oak and teak were found in grander houses. Pine was varnish-stained around the edges to frame a carpet and rug. Wall-to-wall carpets were introduced, initially
into the principal reception rooms. Parquet was still popular and was constructed from blocks 2.5cm thick, laid on a cement base covered in bitumen. Parquet in suburban houses was usually constructed from panels of thinner blocks fixed to a cloth backing. The most common parquet style was herringbone, stained or polished and found in kitchens, hallways and living rooms.
1920s & 1930s (ART DECO, MODERNISM, etc) Jargon Buster
Linoleum became a favourite material and wall-to-wall carpets appeared only in the most exclusive homes.
WOOD TYPE: Lighter woods were preferred
FIXING TYPE: Tongue and groove fixing or face nailing were the norm.
STYLE: Parquetry became a standard treatment so elaborate patterns became more widespread.
Mortgage retention on a house that you are buying / bought. Jargon Buster
When you are buying a property, your lender will conduct a valuation to see how much they think the house is worth and how much they are willing to lend you. They will also request that you instruct a property care association member to inspect and report on signs of rising damp, woodworm beetle infestation and timber decay issues highlighted in a building surveyors report, carried out on behalf of the mortgage company.
However, your mortgage provider might not be prepared to release the entire mortgage advance to you straightaway – some of the money could be retained depending on what the findings are in specialist damp and timber report & costs of any works recommended by a specialist damp-proofing company.
This is known as a mortgage retention and can be really difficult for home buyers who will then have to find the money from another source to be able to complete the purchase of the property. Let’s take a look at why your lender could do this, and what you can do in this situation.
The reason that your mortgage lender could retain some money is if they grant you a mortgage offer on the condition that some vital damp-proofing and timber treatment work to the property is carried out. For example, let’s say your mortgage lender values the property at £120,000 and you’re paying a deposit of £20,000. Your mortgage lender agrees to lend you £100,000 but they might only grant you £90,000 initially. The other £10,000 will be retained until you’ve carried out some damp-proofing and timber treatment work that the lender deems necessary, and they will often set a deadline for this (say within six months of you moving in). Once you’ve completed the damp-proofing and timber treatment work and produce a certificate of guarantee, the lender will release the final £10,000 to you.
Property Care Independent / Freelance Surveyors / Consultants Jargon Buster
A ‘PCA registered Independent property care damp Surveyor’ is an individual who offers a specialist damp and timber surveying service and has no commercial link or interest with any organisation or individual that derives profit or gain from the undertaking of damp proofing and timber treatment preservation work in buildings.
A ‘PCA registered Freelance property care damp-proofing & timber treatment Surveyor’ is an individual who offers a specialist damp and timber surveying service but has a declared commercial link with one or more organisations or individuals that derive profit or gain from the undertaking of building preservation work.
A ‘P. C.A . registered property care Independent damp and timber Consultant’ is an individual who offers a specialist building preservation consultancy including surveying and site investigation services for rising damp, timber decay, & wood boring beetles ( WOODWORM ) and will not provide estimates for rectification or undertake any damp proof course and timber repair works. Consultants are deemed to have the ability to act as an independent witness in litigation cases and are able to produce CPR 35 compliant damp and timber surveys & reports in accordance with civil procedures.
Penetrating damp Jargon Buster
Penetrating Damp is caused by moisture penetrating through the roof or walls. Causes include: defective pointing / flashing, faulty rainwater goods, defective roof coverings, plumbing leaks, defects around window joinery and doors, and many more. Such defects generally cause localized problems and readily become evident in the form of damp patches appearing.
PCA (formerly BWPDA) Jargon Buster
Property Care Association – The PCA is the premier trade body representing specialists in structural waterproofing, damp proofing, wood preservation, structural maintenance & flooding.
Property Care Association Specialist Damp & Timber Reports Jargon Buster
These specialist timber & damp reports from property care specialists are usually required by banks and building societies as a condition of a mortgage application offer being accepted. The Property Care Association (PCA) is the trade association representing damp –proofing and timber treatment specialists across the UK who can be trusted to report and resolve damp & timber decay problems affecting buildings.
PCA members have met strict membership criteria to demonstrate their technical competence and service delivery standards and can investigate and resolve property defects involving rising dampness, woodworm insect attack, dry rot & condensation.
Rising Damp Jargon Buster
Rising Damp is simply, water from the ground that enters a structure by capillary action. Water that enters or affects a building through any other route can move about in various ways but is not rising damp. Only rising damp can be cured by the installation of a chemical damp proof course. Rising damp is a commonly encountered problem in some types of building, however it is often misdiagnosed. It is important that the investigations into dampness are undertaken by a trained and competent surveyor who can recognise and understand the problem. We would always recommend that the surveyor who undertakes investigations has been awarded the CSRT qualification.
Decayed skirting boards, crumbling or salt stained plaster, discoloration and staining, decayed timber floors, peeling paint and wallpaper are all common when walls are affected by rising damp. These defects are not always evident but when they are, a specialist damp and timber inspection is always recommended.
Most types of masonry used in the walls of buildings will allow some water movement by capillary action; however, this is usually controlled by a physical barrier or damp proof course. If this physical barrier is absent, has broken down or is damaged then it is often possible to install a remedial damp proof course (DPC) to control water rising from the ground.
Water rising from the ground often introduces contaminating salts into the walls and plaster coats. This contamination will often result in a need for the plaster to be removed and replaced using specially formulated salt resistant plasters.
Members of the PCA have the skills and experience needed to diagnose report on and repair buildings affected by rising damp.
Timber decay Jargon Buster
Timber decay occurs in timber which becomes wet and is attacked by one of a number of wood-destroying fungi. It always arises because the wood has become wet (above 20% moisture content). Finding the source of dampness and eliminating the ingress of moisture is always necessary. (see fungal decay above).
Toxic Box (Perimeter Box Treatment) Jargon Buster
Four sided “containment barrier” provided to contain dry rot mycelium within an area of wall by introducing a masonry biocide through the full thickness of a wall, combined with a surface application over the area contained by the perimeter. This is used to protect masonry adjacent to a dry rot outbreak. (see also Cordon Sanitaire above). “Toxic” is an emotive word as the masonry biocides used for dealing with Dry Rot are not classified as toxic, therefore Perimeter Box Treatment is the preferred term.
.Valuation Survey Jargon Buster
When you formally apply for your mortgage, they will arrange a basic valuation report, to check that the property is worth enough to support the amount you want to borrow. The fees for valuations are generally set by the lender. This report does not go into any real detail on the state of the property, so you may want to instruct a surveyor to carry out a more detailed inspection for your own peace of mind. There are two types to choose from: Homebuyer report & Building Survey. (See details under relevant headings).
Birmingham damp & timber survey, Cheshire damp & timber survey, Chester damp & timber survey, Lancashire damp & timber survey, Liverpool damp & timber survey, London damp & timber survey, Manchester damp & timber survey, North West damp & timber survey,
North Wales damp & timber survey, Shropshire damp & timber survey, West Midlands damp & timber survey, & Wirral damp & timber survey.
