Damp Survey | Costs, Types of Damp and What to expect
By Peter Hughes (RICS Associate)
11th of May 2025
Damp is one of the most common and destructive issues affecting homes, but how do you know if your house is at risk? In this blog, we’ll cover everything you need to know about a damp survey. This includes how to identify it, the potential damage it can cause and why a home survey is the best first step in tackling the problem before it leads to costly repairs.
What is a damp survey?
Let’s start with the basics, a damp survey is an expert inspection to identify moisture or moisture related issues in your home. A damp surveyor will then determine the causes of the damp, its severity and of course the best solutions moving forward.
Sometimes you may need a more extensive inspection, this can lead to you getting a damp and timber report. If wood decay is also a concern you may need not just a damp survey but a damp and timber survey.
Types of damp you may find
Understanding the types of damp is crucial to identifying your property issues, so let’s take a look at the types of damp that you could find in your house.
Firstly there are three main types of damp:
- Condensation Damp – The most common out of the three types of damp and is related to trapped moisture inside a house. A common sign of condensation damp is black mould and it typically happens with a lack of insulation, heating or ventilation.
- Rising Damp – This type of damp typically affects ground floors. Rising damp occurs when moisture from the ground travels up through walls and floors. It’s often due to a missing or failed damp-proof course, leading to issues like peeling plaster and mold growth. This is super expensive and takes a lot of work to fix.
- Penetrating Damp – Unfortunately this is the most damaging form of damp and it occurs when there’s a leak through the roof or walls. The best way to tackle this is with a RICS surveyor, its vital you know the root cause of the penetrating damp before you advance with repairs.
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What does rising damp look like?
With rising damp you can often expect tide marks, peeling wallpaper and salt deposits. The plaster on your walls may start to crumble and you will notice a damp and musty smell. In some bad cases when were doing Level 2 and Level 3 home surveys wooden skirting boards and floorboards can begin to rot due to the exposure to moisture over a long time.
What is damp proofing?
Damp proofing is the term used for a range of techniques designed to stop moisture from entering a property through walls, floors, or ceilings. It’s not just a single product or process it’s a general approach to protecting buildings from the long-term damage caused by damp.
Why a home survey is often better than a damp survey
When damp becomes a concern many homeowners or buyers are told to get a damp survey but in reality a Level 2 or Level 3 survey is often the smarter choice. This is why:
A home survey looks at the bigger picture
A home survey focuses on the entire property while a damp and timber report only focuses on moisture and wood decay.
Damp is rarely an isolated issue and a home survey can trace it back to underlying causes like poor roofing, damaged guttering or structural defects that a basic damp inspection might overlook.
It’s independent and not sales driven
Many companies offer free or low cost damp surveys with the goal of selling damp proofing treatments. These reports can be biased or overly alarmist. In contrast a RICS survey is independent, backed by insurance and delivered by a qualified surveyor instead of a contractor.
How does a damp survey go?
Typically when a damp survey is booked the first step it arranging access with the property owner or estate agent. When the surveyor is on site they begin with an external inspection and then will go onto a internal inspection followed by a report, here’s how it generally goes:
External Inspection
The surveyor assesses the construction of the house, check for an existing damp proof course (DPC) and does a check of the surrounding ground.
During the outside inspection the surveyor pays attention to features that require maintenance, this is generally your rooflines, gutters, downpipes, chimney stacks and external walls. Anything of notice the survey will note and put in the report.
Internal Inspection
After completing the exterior check, the surveyor moves inside. An internal walkthrough begins with visual checks and the use of a damp meter to assess the damp and to get to the root cause, normally this happens on areas with damp stains, flaking paint, mould patches, peeling wallpaper or warped woodwork.
By profiling moisture levels throughout the house the surveyor can build up a clear picture of where the damp originates and how its behaving.
The Damp Report
As the inspection finishes the surveyor will have photos and notes to reference in the report, this report normally outlines:
- Identified issues
- Likely causes
- Recommended solutions
- Any specialist work required
Recommendations may be simple (improve ventilation or fix guttering) or more complicated (installing a new DPC or waterproofing a basement). If the issues are severe the report will include a full repair specification.
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What is a Damp Proof Course
A Damp proof course is arguably one of the most important components in a property’s structure and this is especially true when it comes to preventing rising damp.
Think of a DPC as a barrier installed at low level in the walls of a building to stop ground moisture from travelling upwards from ground level, its typically made out of plastic and bitumen but in the past it has been made out of clay and slate.
How much does a damp survey cost?
If you’re concerned about damp in your property, you’re probably also wondering what a damp survey might set you back. The good news is that damp surveys are relatively affordable, the cost varies but for a full damp survey you’re looking in the range of £300.
Also its important to note that your house if its built after 1875 should have a DPC.
How long does a damp survey take?
The answer to this question depends on the size of the property and the severity of the issue.
In most cases a standard damp survey is 1 hour to 2 hours. If the survey includes a full damp and timber inspection the surveyor may need more time to fully assess the condition.
Who pays for a damp survey?
If your in the process of buying or selling a home and you have noticed a damp patch its natural to wonder about getting a damp survey and who’s responsible for covering the cost, well the answer is generally the buyer.
Sellers aren’t required to carry out a damp survey but many do pre-emptively to avoid delays.
What happens if you ignore damp?
Damp may seem like a small problem at first, but left untreated it can progress into a serious problem that effects your health and the structural integrity of your property. Here’s what can happen if you ignore dealing with damp:
Structural damage
Over time persistent moisture weakens bricks, plaster and mortar. Particularly in cases of rising damp and penetrating damp, it can:
- Cause plaster to crumble and paint to bubble
- Rot timber joists and floorboards
- Compromise load-bearing walls and ceilings (especially in older buildings)
Mould Growth and Health Risks
Damp conditions is the dream environment for mould growth and black mould (Stachybotrys) which generally appears in corners or behind furniture can trigger:
- Asthma and breathing issues
- Skin irritation
- Chest infections (especially in children and elderly)
Summary
In summary we have discussed how damp can happens, some solutions and what you can expect going into a damp survey. A damp survey can be a great tool if its what you need but consider getting a home survey as the main priority is the entirety of your house not just the damp.
So if you’re worried about damp in your home, a damp survey can give you peace of mind and a clear plan of action. However for a more complete picture, consider starting with a full Level 3 Survey to uncover any wider issues across the property.
Book your Level 3 Survey today and get the clarity you need to move forward with confidence.
