You've had an offer accepted, the valuer has been round, and now the mortgage offer is on hold because the report says "evidence of damp — a specialist damp and timber report is required." It's one of the most common hold-ups we see on house purchases across Sussex and Kent, especially with older terraces, cottages and Victorian houses.
The good news is that it's usually straightforward to deal with, as long as you get the right kind of inspection and the right kind of report. Here's how it works.
Why the lender has asked for a report
A mortgage valuation is not a full survey. The valuer walks round, may take a few quick moisture meter readings, and notes anything that could affect the property's value or the lender's security. If they see high readings, stained or blown plaster, a musty smell, or signs of rot or woodworm, they won't diagnose it. They flag it and ask for a specialist to look properly.
The lender wants to know three things:
What is actually causing the damp or timber problem?
Does it need work, and how much?
Is the property still good security once that work is done?
Until those questions are answered in writing, the lender may hold back the offer or retain part of the loan.
High meter readings don't always mean rising damp
A lot of valuation reports say "rising damp" when the readings are really caused by something else. Common culprits we find in local homes include:
Condensation, especially on cold external walls and in bedrooms
Penetrating damp from leaking gutters, downpipes or failed pointing
Bridged damp-proof courses where paths, patios or render sit too high
Plumbing leaks under floors or behind kitchen units
Salts left in old plaster from a past problem that has already been fixed
That matters, because the fix (and the cost) is very different for each. A good report should tell you which one you're dealing with, not just repeat that "damp is present". If you want the background, our guide to penetrating damp vs rising damp explains the difference.
What a proper damp and timber inspection covers
When we inspect a property for a purchase, we look at:
Ground-floor walls, with moisture readings taken in a pattern rather than one-off spots
External ground levels, render, pointing, gutters and downpipes
Damp-proof course position and whether anything is bridging it
Suspended timber floors, sub-floor ventilation and accessible joists
Skirtings, window sills and other joinery for rot
Accessible roof timbers and loft space for woodworm or water staining
Signs of condensation and mould, and how the house is ventilated
You then get written findings with photographs, the likely cause of any problem found, and a clear scope and price for any work actually needed. Our article on what a damp survey should tell you goes into more detail.
Who should commission the report?
Usually the buyer arranges it, but you will need the seller's permission to access the property. It's worth asking the estate agent to set that up quickly, as access is often the slowest part.
Before booking, check what your lender or broker needs. Some lenders are happy with a written report from a damp and timber specialist; others have specific requirements for who carries out the inspection or what the report must include. A quick email to your broker saves having to do it twice.
What happens if work is needed?
If the report confirms a genuine problem, you have a few options:
Ask the seller to fix it before completion. Make sure the work is done properly and you get the paperwork and any guarantee.
Negotiate on price. A written quotation gives you solid evidence for a reduction.
Have the work done yourself after completion. The lender may hold back part of the loan until it's done, so check how they want this handled.
Often the work is smaller than people fear. Lowering a path, fixing a gutter and improving ventilation can solve what looked like a major damp problem on paper.
What if the report says there's no real problem?
It happens more often than you'd think. If readings are down to surface condensation, decorative issues, or old salts in plaster from a problem that has since been sorted, the report will say so. That gives the lender what it needs to move forward and gives you peace of mind about what you're buying.
Getting it done quickly in Sussex and Kent
Purchase timelines are tight, so speed matters. Renovani carries out professional damp and timber surveys across East Sussex, West Sussex and Kent, including Hastings, St Leonards, Bexhill, Battle, Rye, Eastbourne, Hailsham, Seaford, Lewes, Brighton & Hove and Tunbridge Wells.
Our £50 professional survey includes an on-site inspection, moisture readings, photographs, written findings and a clear quotation where treatment is needed, and the fee is deducted if you go ahead with Renovani work.
If your mortgage valuation has flagged damp or timber, get in touch or call 01424 863146 and we'll help you get the answers your lender needs.
