If so, perhaps you'd better have a look at this one. Of course they're not all like this but don't ever think they're infallible! 

This poor chap could have been forgiven for wondering what he'd spent his money on when he paid for his 'Hombuyer's Report'!  As well as a completely unjustified condemnation of the integral damp proofing course, which initially led to a quote for over a thousand pounds worth of work, he also wasn't told about the outbreak of woodworm in his rear bedroom.

Getting into the sub-floor would have taken the surveyor less than ten minutes and the dead beetles were disporting themselves quite openly on the window cills for all to see!

Property Glossop, Derbyshire

Instructions Instructions were received by telephone to inspect the property and report on any issues relating to timber rot/infestation or dampness.

Background The client purchased the property approximately three weeks ago. In response to a Homebuyers Survey that expressed the opinion that the damp proof course, installed at the time of construction, had completely failed, he instructed a remedial treatments contractor to inspect the property. This inspection and report is a follow-up to that.

Disclosures I have no affiliation, financial or otherwise, with the client or the property.

Limitations Nil

Restrictions It was not possible to access the majority of the first floor timbers owing to furniture and carpets. The carpets were lifted where possible but this was limited. The bathroom floor was not inspected as it is covered in cork tiles.

Date of Survey 19 th July 2005

Weather Cloudy, fine and clear.

Viewing Orientation All observations are made as if looking towards the house from the front.

Type of Property A detached residence with stone outer walls and brick internal leaf under a blue slate roof. The property was built in 1936 and faces in a southerly direction. It is raised above the carriageway and steps lead to it. The site of the building itself slopes gently downwards from back to front. The property has a mixture of aluminium and PVCu framed double-glazing and it is centrally heated.

External Observations There is evidence of a bituminous damp proof course (dpc) in the outer walls of the property and this is not bridged by high ground in any areas.

There are air vents in both left and right hand walls that provide ventilation to the sub floor areas. In places there is vegetation, which may impede airflow, but presently this does not appear to be a problem.

At the rear of the house is a ‘lean-to’ conservatory. This is built of timber and glass upon a brick plinth. Although the brick plinth has an integral dpc, the rendering on the outside is taken below the level of the dpc and could cause it to be bridged and thus allow dampness to rise. The ventilation in this conservatory appears to be inadequate inasmuch as it relies upon a single air operated extractor fan, which is inadequate for the size of the structure.

The roof is of blue slate and the chimneystacks and pots are in good condition, as are the flashings, bargeboards and soffits. The latter are PVCu and have ventilators installed within them.

Internal Observations

Loft The loft is dry and well ventilated. The moisture content (MC) of the timbers was acceptable (below 14%) and there were no signs of rot or insect attack. The insulation is not in line with current standards.

Bedroom 1 (Master) No problems were noted

Bedroom 2 (Rear RHS) An outbreak of woodworm (Anobium Punctatum) was noticed to the right hand rear corner of this room. This infestation is very probably current as recently deceased beetles, which exit the timber at this time of the year, mate, and then die, were found on the window cill. It is probably confined to this corner of this room but I cannot say for certain because carpets and furniture impeded a thorough investigation.

I suspect condensation occurs in this room during the winter months, as an old mould growth stain in this same corner seems to have been painted over.

Bedroom 3 (Rear LHS) No problems other than a suspicion of mould growth (painted over as bedroom 2).

Bedroom 4 (Front LHS) No problems were noted

Ground Floor Moisture meter profiling carried out throughout the ground did not give cause for any concern. In places, on the eastern wall, the readings are higher than elsewhere and this is undoubtedly a result of condensation, which probably occurs on this property on a very regular basis, especially in the colder months of the year.

Sub-Floor It was possible to crawl beneath the whole of the sub-floor area to the right hand side of the property where the moisture content of the timbers was acceptable; being generally less than 16%.

There was no indication of rot or insect infestation save for the extreme rear joist on the right hand side of the property (beneath the alcove radiator in the dining room), This joist has rotted slightly on its top side where it rests in the wall. I took MC readings of it and they are consistent with others in this area. I suspect that the radiator above it has leaked at some time and caused it to rot. This has now ceased and the rot is extinct. The structural integrity of the timber does not seem to have been unduly affected.

There is a clearly visible bituminous damp proof course that extends throughout this area. It appears to be in good condition.

Owing to the size of the access trap on the left hand side of the house it was not possible to get into the sub-floor on this side. As there is a central spine wall prohibiting access from the right hand side the inspection was necessarily confined to a visual one only. With the aid of a powerful light I inspected the joists and could find no sign of rot or insect infestation. The condition of the dpc on this side of the house appears to mirror that on the other side.

Vents to the right and left side of the house provide the ventilation; there are none on either the front or rear elevations. As the joists also run from left to right, it follows that the conservatory to the rear will not affect the airflow through the sub-floor void; this is dependent upon the number of bricks in the gable walls and their freedom from clutter and debris.

Discussion I have read the reports from the chartered surveyor and the specialist contractor and I cannot agree with either of them.

There is no reason why the dpc should have failed and both visual inspection and moisture meter readings confirm this view.

This was especially so in the representative sampling of the flooring timbers that rest upon the dpc and which all had acceptable moisture content. If the dpc had failed, this would not be the case.

As stated, I could not venture into the left hand side sub-floor but I have no reason to believe the moisture content of the timbers would be any different. Also, moisture meter profiling in the walls on this side of the house did not indicate any potential problems.

The inclusion of sealed unit double-glazing, along with the sealing of flues etc in older properties almost invariably leads to problems with condensation. This is not the best time of the year to verify this but, from observations of the décor and general lack of ventilation, I think it is highly likely this property will suffer – quite badly - from this phenomenon in the colder months of the year.

The causes, problems and cures for condensation are quite complex and I have enclosed a small booklet that may help you to understand it better. In particular, I think this property requires added ventilation and you should consider this carefully.

I would also urge you to remove the furniture in the rear bedroom, lift the carpet and look closer at the woodworm infestation. As I stated earlier, I think this outbreak is minor and confined to that corner of the room but it would be advisable to check this sooner rather than later. It may be possible to apply a borax-based insecticide to control it if it is only a minor outbreak and you may wish to consider re-calling me for a further visit when the area is accessible.

Conclusions Other than control of condensation and further investigation of the woodworm outbreak in the rear bedroom, no further action is required at this time.

I trust the above is satisfactory for your purposes but if you require further clarification please do not hesitate to contact me.

Surveyor Patrick F Doyle CSRT M. Inst. R.T.S.

Qualifications Certificated Surveyor in Remedial Treatments issued by the BWPDA.

Date of Report 19th July 2005

Signed Surveyor

The above findings are based partly on the interpretation of results from a standard non-destructive inspection; this, by necessity, has limitations. If you require confirmatory/definitive diagnosis of my findings then this can be undertaken by the use of destructive methods of investigation: these will involve some damage and costs.