Part of Ward Property Services UK LtdBuying & Selling
Buying A House With Damp: What You Need To Know
Why surveys flag damp so often
Homebuyer reports are written cautiously. A surveyor with a hand-held meter, limited time and no authority to open up construction will report elevated readings and recommend specialist investigation. That recommendation is sensible, but it tells you almost nothing about cause or cost.
The gap between a flagged reading and a diagnosis can be very wide indeed. We have surveyed properties where the entire issue was a blocked gully, and others where a modest note about a hallway wall turned out to involve significant timber decay behind the skirting.
Getting a specialist report
An independent damp survey establishes the cause, the extent, the works required and the cost. Insist on independence: a report from a contractor whose business model is selling injected damp proof courses will tend to recommend injected damp proof courses.
The report should include calibrated readings, photographs, an assessment of external contributing defects and a costed schedule separated into essential and advisory items. That document is what allows you to negotiate on facts.
Negotiating and planning
Sellers respond far better to a specific, evidenced figure than to a vague concern. If the report says £3,800 including replastering and decoration, that is a number both sides can discuss. If the works are extensive, your lender may impose a retention until they are complete, so plan the sequence accordingly.
Remember that damp works are best done before you move in and decorate. Renovating plaster needs weeks to dry, so completing works while the property is empty saves considerable disruption later.
Common questions about this topic
Will a mortgage lender refuse a house with damp?
Rarely outright. Lenders more commonly apply a retention pending a specialist report and completion of the recommended works.
Should I walk away from a property with damp?
Not usually. Most damp problems are fixable at a known cost — the risk lies in not knowing what the cause is before you commit.
Need professional advice?
Book an independent damp survey and get a written diagnosis for your property.