Scope of Our Damp & Timber Surveys

Scope of a Damp Survey (External & Internal Inspection):

• To inspect all the masonry ground floor walls which are in contact with the ground for the presence of dampness where possible to BS 6576:2005 (Code of Practice for Diagnosis of Rising Dampness in Walls of Buildings and Installation of Chemical Damp-proof Courses). 
• To visually inspect external chimney stacks where possible from surrounding ground level for significant defects which may cause dampness internally.  
• Comments on rainwater goods for their condition and ability to dispose of rainwater effectively.  
• To inspect the external ground levels to ascertain if their height is bridging the damp proof course.
• To inspect for associated defects resulting in possible dampness, found at the time of survey.  
• To inspect all accessible and unconcealed areas of the property for any likely causes of damp including penetrating damp, damp due to hygroscopic salts and damp due to roof and gutter leakages.
• To provide comments on any mechanical ventilation equipment which is installed to control condensation.
• Instrumental tests carried out to assess condensation risk within the living space of the property. (Temperature, Dew Point, Relative Humidity and Vapour Pressures) (Mainly carried out in the winter months when condensation may be a risk)

Scope of a Timber Survey (Internal):

• The accessible structural timbers of the roof and floors will be inspected for evidence of infestation by wood-boring beetles/wood destroying fungi.
• To inspect subfloor vents - Ventilation for suspended timber floors. 

All the above will form part of the report. If you have further instructions, please provide these in writing before the survey is undertaken.

External Inspection

Our inspection will incorporate a visual inspection of the exterior of the building from ground level, but will not, unless by prior arrangement, include use of large ladders or scaffolds. Where possible/appropriate, we may use a telescopic camera pole to undertake aerial photography (This is limited to a height of 8 Metres)

The report may contain comments on external joinery (which is subject to natural weathering) only if this is causing an obvious source of rain penetration into the structure. Outbuildings, fences, gates and furniture are not inspected.

Internal Inspection

Internally, when instructed, our surveyor will inspect visible surfaces of fixed joinery timbers and exposed structural timbers. Timber floors will be inspected, where possible, by lifting loose floorboards or trapdoors. To avoid damage, any wood block, strip, laminate or other decorative flooring, including fitted carpets, will not be lifted. 

If areas are not accessible at our first visit, we will be pleased to re-inspect when arrangements have been made by our client for the areas to be cleared of all restrictions. Additional costs may be incurred and passed to the Client, if further visits are required.

Sub Floor Inspection

If a subfloor inspection is specifically required, the Client must arrange in advance for furniture to be moved and carpets to be lifted prior to the Surveyor's attendance and shall so advise the company in advance. Any costs of such works will be the Client's responsibility.

The Surveyor is under no obligation to move furniture or floor coverings, raise fixed floorboards or to inspect those areas of the property that are covered, unexposed or are not readily accessible.

When access cannot be gained into the subfloor void from above, we will endeavour to use an endoscope camera to be inserted through a subfloor air vent (If the opening in the vent is large enough). Whilst this will have a very limited view, it may be able to provide some useful information which may prompt us to recommend further investigation when access can be gained.

Roof Timbers

Roof timbers are inspected only if a suitable access trap is available, and it is safe to reach the hatch with a standard set of telescopic ladders. To be able to fully inspect the roofing timbers, a certain amount of boarding will need to be laid across the ceiling joists which will allow for safe access around the roof structure. If boarding is not laid down, then our inspection will be restricted, and any comments given will be based on a head and shoulders inspection from the roof hatch.

Areas of potential major defect, which cannot be inspected, will be listed with recommendations for further investigations or suggested courses of action. Minor defects may not be listed.

Non-Destructive Testing

All surveys carried out by CK Walker Damp & Timbers are generally of a non-destructive nature unless specifically stated otherwise.  This means that we will base our report on a visual inspection of the property only, together with any readings which can be taken from the existing surfaces of the property.  Our recommendations in such a report are therefore limited by the inspection we can carry out.

When instructed, the Surveyor will take electronic moisture meter readings on internal wall surfaces to assess rising or penetrating water from the ground. Panelled, tiled or dry lined areas cannot be inspected.

Destructive Testing/Investigation

If it is felt that destructive testing/investigation may be required (Salt analysis, taking samples from walls for chemical analysis, opening up cavity walls/floors etc) then permission must be gained before this can take place. Where you are not the property owner, you are unable to supply this permission, and it is also exceedingly rare that the current owner of the property would authorise such testing/investigation.  If permission can be given, then we would be happy to proceed with further testing/investigation on the understanding that this can cause damage. Alternatively, we can carry out the destructive testing/investigation once you own the property and can give permission.

Other Defects

Where we have drawn your attention to other defects or to items that are outside the scope of the survey as defined earlier, these should be regarded as helpful suggestions and not a full and complete assessment of any problems that might exist.

Whilst all efforts are made to find all possible causes of dampness, there will be limitations to our survey. For example, faulty drains and plumbing leaks may require specialist investigation by others. Where issues such as these are suspected, we will advise, but we cannot be held responsible for hidden defects that could not be visibly seen during our survey. Some issues, like mortar droppings within a cavity wall, we will not be able to be find without carrying out a destructive survey. As already stated, permission must be gained for a destructive survey to take place.

Report Information

After inspection, and on receipt of any fees that are due, the Surveyor will produce a report detailing the observations and other points of relevant note at the time of the inspection. Recommendations including advice, proposed repairs, any treatments and associated works by others may be included in the report or attachment.  A no obligation quotation will be issued for any damp proofing, timber treatments or ventilation works to which we have specified. If you do not wish to have a quotation for works issued with the report, then please let us know in advance and this will be excluded.

The Report is provided for the sole use of our named Client and is confidential to the Client and his professional advisers (Mortgage Company/Bank/Conveyancing Solicitor). The company accepts responsibility to the Client alone for the stated purpose that the report will be prepared with the skill, care and diligence reasonably to be expected of a competent Surveyor, but accepts no responsibility whatsoever to any person other than the Client themself. Any such person relies upon the report at their own risk. The report expressly excludes the provisions of the Contracts (Rights of Third Parties) Act 1999.