RICS Building Survey vs Damp & Timber Survey

“Can you quote off of my RICS report?”

We are constantly asked this question and the answer is always NO
A RICS (Royal Institute of Chartered Surveyors) report is carried out by a building surveyor
who has a general overview of all things related to building construction. Unless you are
lucky enough to find a surveyor who is particularly passionate about damp and timber issues
in traditional buildings, the knowledge that he or she may hold on this subject will be fairly
basic.

Even a RICS Level 3 survey (their most comprehensive survey report available) will not
diagnose the nature of any damp or timber issue which may have been identified. A
diagnosis can only follow a visit made by a suitably trained and qualified specialist with
experience in treating dampness in buildings.

RICS surveyors are rarely well-informed on the latest products and treatments available
within the industry and in some instances their interpretation of moisture meter readings can
be questionable.

Perhaps the most pertinent example of why will never quote off a RICS report can be found
in a recent case where solicitors issued a claim for well over £150,000 against a RICS
surveyor who failed to correctly diagnose the causes of damp in a Grade 2 listed building. A
damp proofing contractor acting off of their recommendations caused considerable damage
to the house by providing unnecessary treatments.

“I’ve already had RICS report, I don’t need a damp report”

A RICS report will only identify dampness it will not diagnose the cause or provide a
prescription or cost for treatment. A building surveyor will usually take moisture readings
selectively throughout a property or they may only take readings from areas where they
notice signs of spoiling to plaster work.

A damp and timber specialist will record readings, plot moisture profiles and in some
instances analyse samples taken from the walls in order to ascertain the true moisture
content.

A RICS surveyor will sometimes report instances of timber infestation or decay as
“woodworm” or “wet rot” or “dry rot”. This fails to acknowledge the dozen or so forms of wet
rot which require different treatment or indeed the twenty types of wood attacking insects,
some of which require no treatment at all.

We are by no means saying that RICS surveyors are incompetent when it comes to
diagnosing damp and timber issues – they simply do not have the depth of knowledge and
experience that damp and timber specialists possess.

Investigation of moisture and its effects on traditional buildings

RICS have collaborated with the PCA and Historic England to produce JPS 2022; a joint
position statement forming a framework for best practice, aimed at industry professionals
investigating moisture related issues in buildings. Advocating a holistic or “whole building”
approach, it goes on to list specific items that surveyors and contractors should have
knowledge of and consider at each stage of the diagnostic investigation and repair process.

If you have had a RICS survey report that mentions damp or timber issues, be sure
to gain a fuller understanding of what has been identified by instructing Avant Garde
to carry out a Pre-purchase damp and timber survey.

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