damp & timber report in Margate

[ljn]

Purcasing a grade II listed late Georgian house in Margate.

The mortggage surveyour has requested a damo and timber report. The estate agent provided a report with the property, but it's a standare freebee "need a damp course and all timbers spraying" one.

There is some distant odour of damp in the basemant, but no other signs.

We would like to get a proper report.

http://www.ridoutassociates.co.uk/index.htm seem great, but are based in the west midlands and maybe a bit beyond our needs and budget (£1300 for a survay/report)

Does anyone reccomend a timber and damp specialist that does period properties and is near the Margate/Thanet area?

 

[dormouse]

We had exactly this scenario as well. Whoever you get, check whether your bank will only accept a report from a member of the BWPDA. Ours required this. We used Pescon, based in Canterbury, who charged about £35, but are in the business of selling damp treatments. The surveyor who came (Mr Walsh) did seem to have an understanding of Victorian houses. He recommended damp treatment in one area (a lived in space, rather than a storage cellar), but not other areas the bank's surveyor had said needed treatment and he also said the timbers were fine (which, as in your case, the bank's surveyor said needed treatment). Whoever you choose, try to be there when they do their inspection - I found it really useful.

 

[Nemesis]

Can I ask what treatment was recommended, and some idea of cost?

 

[dormouse]

In my case, damp man recommended cavity membrane system for the two lower ground floor rooms at a cost of around £10k. Like ljn I'd like to get someone else in who doesn't have something to sell, but am not sure whether this is possible without getting some one like Ridouts, who would have to travel a long way, and at a cost of £1300.

So, I'd be keenly interested in any answers to ljn's request!

 

[Nemesis]

Well ten grand sounds an amazing sum I have to say...

Are the walls so very damp, and was the cause of dampness diagnosed? Maybe a few simple measures could be taken to alleviate any damp there is.

I wonder if in the long term paying out for a proper diagnosis such as Ridouts (and a number of others who advertise on the Seeking Specialists part of this site) will give may save cash in the end.

 

[PC]

Ive recently been involved with a job where between myself and a collegue consultant we've saved our client £45.000 (yes I did say £45,000) in timber treatment, repairs and damp proofing.

Fees and our recommended treatments approximately £3,500.

Just one of many!!

PC

 

[Nemesis]

Exactly!

And you will travel...

http://www.premier-heritage.co.uk/

 

[dormouse]

Even to deepest darkest Kent?!

I am thinking that it would be worth paying for a proper report (even at a grand or more) if it will save money in the longer term - if, however, someone came in and said, 'no you need to spend 10k on a cavity membrane system' I'll just have to lump the extra expense! The cause in the £35 report was diagnosed as lateral penetrative damp. There is no way to lower the outside ground level. The plaster is coming off the wall in one room, but that room has no heating and the house has been uninhabited since August. In the other room, the 'underground' wall has been covered with plasterboard.

 

[Penners]

We used Pescon, based in Canterbury, who charged about £35, but are in the business of selling damp treatments

Let's be quite clear about this - nobody can make a living out of doing proper, impartial damp surveys at £35 a pop. So either this chap was a highly trained philanthropist who likes to help out homeowners with damp problems (and lose substantial amounts of money doing it), or he was hoping to get something out of the deal another way.

I wonder which?

A genuinely impartial, expert survey will cost several hundreds of pounds, or more. OK, that's difficult to swallow when a seemingly similar service is available for £35. But at least you'll have no doubts that the report will recommend what is genuinely best for your building.

 

[PC]

Yes I do and will travel.

Whilst I am based in Dorset I do cover the South of England and up to Gloucester and across, although I will go further afield assumming that its economically viable to my client. Most of my work comes from word of mouth, surveyors, architects and conservation officers etc, and whilst I do look at all types of property I do specialise in period buildings.

Recently been in London (saved client £2,300 as problem identified as Rising Damp was infact leaking radiator pipe under kitchen floor) Swindon (saved client £800 for treatement of DEAD woodworm).

What does supprise me however is that despite advertising on the PP Seeking Specialists site and the amount of people that come on the site looking for Independents the level of enquiries is low.

Regards

PC

 

[dormouse]

Let's be quite clear about this - nobody can make a living out of doing proper, impartial damp surveys at £35 a pop.

I agree completely and probably didn't emphasise enough that I don't view this survey as impartial - they are selling something. If ljn just needs a report to keep the bank happy, and is happy him/herself with the state of the Georgian house they are buying, £35 is a cheap local option. The bank may turn round and put a condition on the mortgage, of course, if said report suggests lots of work needs doing. If ljn is in any doubt, it would be better to stump up the cash now and get a decent report done.

I, personally, will be getting someone else in (if and when we ever complete....) and it's good to know that experts in this field will travel. PC, I'll probably be in touch!

 

[Nemesis]

The other point to remember is that with a listed building damaging work such as a new DPC will require LBC - and may not be given.

 

[bournonite]

Nemesis...

How come all of a sudden you're recommending and supporting commercial approaches...!!!

This guy might make some money out of his post... gawd... perish the thought..

Happy New Year by the way...

Pete

 

[Nemesis]

I'm not recommending anyone at all actually - but I know PC has posted here for a very, very long time giving sound advice without in fact anyone really having a clue who he was and where he operated from.

It's only since the new website that he has put a link to his site.

I know from all the advice he has given here over time that I respect his opinions. It's up to any posters to check out his site and see what they think.

I also would have no hesitation is suggesting people contact Ridouts either - Matt has posted here giving the benefit of his wisdom too for a considerable time and it's a highly respected firm in its field, as indeed are others.

I note you were in magazine recommending spray foam as a cure for gaps in walls.


Hmmmm.