Miller (Preservation) Ltd

A complete Timber & Damp Specialist Survey would typically involve the following:

General inspection of the exterior of the property from ground level is carried out for potential water ingress.

This includes:
- roof
- chimney stacks
- flashings
- rainwater goods
- joinery (windows and doors etc)
- drainage
- sub-floor ventilation
- surrounding ground levels.
- the presence, or otherwise, of a damp proof course
the orientation of the property
close proximity of other buildings, trees etc.

After all these items are considered and noted, the survey can then move inside.
Inspections typically start in the roof void or voids as areas where potential penetrating damp due to defects in the roof coverings will normally be apparent.

Roof Timber condition and moisture content will be noted as will the presence of any wood boring insect infestation, decay or mould. It is also imperative that the roof void be checked for the presence of bats, as they have a protected status and heavy fines can and are imposed for improper and inappropriate treatments.

Based on the premise that rot or insect infestation is present it is incumbent on the Surveyor to determine whether it is current or not. COSHH regulations state the surveyor must decide whether treatment, using chemicals, is justified.

It is unfortunately not uncommon for properties to have had multiple unnecessary treatments. This can be avoided by a combination of careful inspection and enquiry, checking the property's history and if necessary monitoring of the area insect activity.

Items such as the thickness and quality of the loft insulation, whether water tanks are covered and insulated may be commented on where the Surveyor feels it is pertinent to do so.
Physical damage not related to insect or decay will normally be highlighted as this can have the potential to cause a structural problem. If this is the case a structural engineer would require to be consulted.

The first floor inspection will normally be carried out after the roof void or voids as it is customary to move to the next level down - usually the first floor. If any external defects were previously noted during the external inspection phase then the problem could well be manifest on the walls surfaces.
Damp readings will be taken over the lower portion of accessible walls from skirting level to a height of approximately 2m, please remember that significant furnishings will not be moved by the surveyor at the time of inspection though the client is free to arrange this prior to the time of inspection. Recording damp readings in this manor is known as 'profiling'. This typically is very different to the cursory way the building society surveyor is required to inspect for the purposes of say a Home Buyers report and requires a great many more readings and therefore time. It is nevertheless an essential because the various types of dampness each displaying their presence in different ways and it is the Timber & Damp Specialist job to determine this.

Visual inspection will be made of the upper walls (above 2m) and ceilings though no physical moisture meter readings will be taken unless the ceiling is less than 2m above the floor.

Should the client wish for the upper walls and ceilings to be checked this could be arranged at additional cost though would not normally be deemed as a requirement.

External defects or marked disruption to internal plaster can potentially highlight significant problems with structural lintel timbers above windows, doors, etc.

A common problem affecting domestic dwellings is condensation of atmospheric moisture, especially in corners, behind large items of furniture and within cupboards. The presence of moulds, most commonly the black mould called Aspergillus niger, will be noted if present.

Note that despite what some people may suggest to categorise moulds requires the use of a microbiological facility and trained personnel.

Heating sources and ventilation will be taken into account. Areas where higher moisture levels can be expected such as bathrooms, kitchens and utility tank cupboards require particular attention. Accessible timbers will be checked for evidence of decay and wood boring insect infestation with species and where possible activity levels determined.
The same principles require to be applied to each level of the property though in the case of the ground floor level of the building there are a number of additional points which must be taken into account.

Rising Damp is a significant problem where it is actually present though it is thankfully rare. Unfortunately there are some contractors who seem to feel that any damp readings obtained at ground floor level automatically presents a requirement for a chemical damp proof course. This is far from the truth as the vast majority of damp issues to lower walls will not be as a result of ground water rising in the masonry of lower walls due to capillary attraction. Penetrating damp, surface condensation, interstitial condensation, sub-floor condensation, debris build up behind lath and plaster, etc, etc. are typically more probable than true rising damp.

It is our opinion that a complete Timber & Damp Specialist Survey is the most realistic and practical option for the client wishing to ascertain a true picture of a property's timber and damp situation short of carrying out a Full Disruptive Survey.

The vast majority of diagnoses can be based on visual observations plus the judicious use of an electronic moisture meter; but only if it's used correctly. Merely taking readings at the base of a wall is not the correct way to achieve this. There are unfortunately a great many homes in this country that due to incorrect diagnosis have undergone very expensive and disruptive treatments for rising damp when all that was required were condensation control by suitable ventilation, heating, the removal of debris build up and possibly a degree of additional insulation.

Where any dampness in the walls is apparent then any timbers, such as joists, floorboards, structural timbers wall linings which may be in contact with these walls, must be examined carefully. To do this it is usually necessary to gain physical access by lifting floorboards or the removal of plaster.

Anything other than a complete Timber & Damp Specialist Survey, in particular a "Free" inspection will, due to the constraints of time and financial pressure, be extremely unlikely to give an accurate picture of the potential for damp or timber defect.

Historically it is most unusual for the property owner to give permission for disruption as the sale may fall through and then they may be left to make good any disruption. Therefore unless the prior agreement and the written consent of the property's owner has been obtained, a damp and timber surveyor will not under normal circumstances lift floorboards that require any kind of cutting: either across the board or along the tongue of tongue and grooved boards, similarly no holes would be formed in plaster.

If permission were obtained it is standard practice for the surveyor to replace lifted flooring, however unless by prior arrangement, any disruption to laminates, tile overlay or plywood or plaster and its associated décor, would require to be reinstated by the owner at their own expense.

It is imperative to highlight that if you have a damp and timber survey carried out and the sub-floor timbers are not inspected, then you are running the risk of future problems. The decision not to proceed with an inspection of enclosed or hidden timbers is the client's decision alone to make and the responsibility rests with the client. Some accept this; others insist the boards are lifted.

Consideration as to the effects of poor sub-floor ventilation must be taken into account as the effect of sub-floor ventilation can extremely significant, in the most notable cases resulting in rising damp-like damp readings to lower walls or even widespread decay to the floor timbers to the point that complete replacement could be required.

Please do not take the above to be a complete or exhaustive list as each property will have its own specific requirements and variations, however hopefully it highlight s the difference between a proper and complete Timber & Damp Specialist Inspection and a "Free" inspection.