Dampness in a House or Building.

Dampness In A House Or Building

During a Building Survey or a Home Buyers Report (HBR), the surveyor will use a damp meter in random locations within the walls of the property to check for any dampness.

The cause of any dampness is usually fairly obvious, although not always so, surveyors are trained to “follow the trail” so can usually provide a detailed report on the cause. On occasion, a surveyor requests a Damp Report, it is to confirm that the cause is rising damp, to determine the extent of the problem, and to get an estimate for remedying it.

There are three types of Damp, Rising Damp, Penetrating Damp, and Condensation. All of these occur because of different factors, are usually commonly found in different locations within the property and there are different remedies in their control and repair, should they have caused damage to the property.

Rising Damp

The most common type of dampness is rising damp. Moisture from the ground rises, by capillary action, up the walls. The moisture often carries salts which are deposited on the face of the wall when the moisture evaporates. Internal decorations are stained and damaged, plaster can lose its bond and become loose. Rising damp only extends up to approx 1 metre above ground level, the capillary forces cannot lift the moisture any higher. In most cases and properties from 1880 onwards, walls are protected against rising damp by a damp proof course (DPC) built into the wall usually 150mm from external ground level. Very old properties do not have damp proof courses, and some old properties may have damp proof courses which have become ineffective. Sometimes the outside ground levels are raised above the damp proof course, this is called ‘bridging’.

The solution to rising damp is usually to inject a chemical damp proof course, and to re-plaster the internal walls with a waterproof layer up to 1.2 metres high. This work usually comes with a 10, 20 or sometimes even 30-year guarantee by experienced contractors.

Ground floor slabs are equally likely to be affected by rising dampness. It is only modern properties that have proper damp-proof membranes beneath the floor slabs. Older properties often relied on tile finishes to control dampness. If there is a damp problem with a ground floor it is either controlled with an impermeable covering such as vinyl sheet flooring, or the slab must be replaced with a new one incorporating a damp proof membrane.

Penetrating Damp

Penetrating damp is caused by moisture that penetrates through the roof or walls due to a defect that has arisen due to the breakdown of elements in the building. Roof problems are usually evident. Damp penetrating through walls, which includes flashings at roof and chimney abutments, is usually quite evident, but it is usually very difficult to pinpoint and cure the precise cause of the problem and very often there is no quick or easy solution. Penetrating damp can sometimes be caused by gutter or roof problems which allow rainwater to spill onto and saturate areas of walls or ceilings. If external walls are rendered, hairline cracks may have occurred, rainwater penetrates the render and tracts into the building where it emerges as a damp patch on a wall or ceiling.

 

Condensation

Condensation is the third type of damp. This is usually caused by the lifestyle of the occupants, rather than a defect with the property. Lack of ventilation and a tendency to use radiators for drying clothes are common causes. Opening windows and management of the internal moisture levels must be assessed.

A typical Damp Report will identify those (readily accessible) areas where damp is present and will identify the cause, along with recommendations for any necessary repairs or remedial works.

Residential Valuations across Tyne and Wear

 

As RICS-registered valuers, we provide accurate, independent and professionally prepared building valuations across Tyne and Wear. Our valuations are carried out in accordance with current RICS standards and are suitable for a wide range of formal and statutory purposes, including:

  • Help to Buy and Shared Ownership
  • Probate and Inheritance Tax matters
  • Matrimonial or Divorce proceedings
  • Insurance Reinstatement Costings and assessments
  • Re-mortgaging and Independent Valuations
  • Independent Asset Valuations

All valuations are carried out to RICS standards, ensuring professionalism, accuracy, and reliability.

 

Why Choose Andrew James Property Surveyors in Tyne and Wear?

 

  • RICS-Accredited Expertise: Our reports and property valuations meet the highest professional standards.
  • Regional Knowledge: Based in the North East, our surveyors have extensive experience across Tyne and Wear’s varied residential property market, from period homes to modern developments.
  • Personal Service: Our surveyors maintain a small case load, so every client receives prompt attention and detailed care.
  • Post-Report Review Call: Every client benefits from a personal follow-up call with the surveyor to discuss findings and next steps.
  • Clear and Understandable Reports: No jargon – just transparent insights you can act on.
  • Impartial Advice: We work solely for you, our client.

Whether you are purchasing your first home, expanding your Tyne and Wear property portfolio, or preparing a property for sale, we provide the clarity and reassurance needed to make informed decisions.

 

What Our Clients Say

“We chose Andrew James Property Surveyors based on their excellent reputation. In a very short timeframe after contacting them, they scheduled a Homebuyers Survey (Level 2) for a price we considered to be very reasonable. Within 5 days of completing the survey, they sent a detailed report that was easy to understand and clearly outlined the areas to focus on for us and our solicitors. I couldn’t have asked for a better service. Andrew James Property Surveyors is definitely a company I would recommend.”
— Mr Alan B

“Exceptional service. We booked to have a Level 3 survey and valuation done on a property we were hoping to purchase. Both the survey and valuation were very thorough and I felt like no stone was left unturned. Andy was amazing, calling the same day the reports were issued to help understand the conclusions, plus we knew we could call if we had any further queries. We felt like we were in very safe hands and that we’d really been looked after. What a great team! Will definitely use them again.”
— Jane Paterson

Read More Testimonials Here

Frequently Asked Questions

Do I really need a building survey?
Yes – even newer homes can hide issues that aren’t visible during a viewing. A professional survey gives you peace of mind and leverage in negotiations.

Which survey level should I choose?
For modern properties in good condition, a Level 2 Home Buyers Report is often sufficient. For older homes, listed buildings, or properties with extensions, a Level 3 Building Survey is recommended. We’re happy to advise on the best option.

Are your valuations accepted by lenders and official bodies?
Absolutely. As a RICS-accredited practice, all our valuations meet the required professional standards and can be used for official purposes.

How quickly will I receive my report?
We aim to deliver reports within five working days of inspection – and we’ll call you personally to explain the findings.

Pricing and Quotes
Every property is unique, so we provide tailored quotes based on the type, age, and location of the building. You’ll receive a clear, all-inclusive price before we begin, with no hidden fees. For an accurate quote, simply contact us using the details below.

 

Get a Quote Today

Find peace of mind with a professional building survey or valuation in Tyne and Wear.

Our qualified RICS surveyors are ready to help you make an informed decision about your next property purchase.

 

Call:  03301 749 745

Email:  admin@andrewjamessurveyors.co.uk or info@andrewjamessurveyors.co.uk

Or fill in our Get a Quote form and we’ll respond promptly.