In recent years, there has been a growing recognition across the surveying, conservation and property care sectors that dampness in buildings is often more complex than many people realise.
This was reflected in the publication of the Joint Position Statement: Investigation of Moisture and its Effects on Traditional Buildings – Principles and Competencies, produced by RICS, Historic England, the Property Care Association (PCA), SPAB and other leading industry bodies.
Whilst the document was primarily aimed at professionals, its message is equally important for homeowners, buyers, landlords and property managers.
A Significant Shift Towards Building-Led Diagnosis
One of the key themes running throughout the Joint Position Statement is that moisture problems should not be diagnosed solely by symptoms or moisture meter readings.
Instead, surveyors should seek to understand the building as a whole, considering factors such as:
- Construction type and age.
- Building materials and their intended performance.
- External defects and maintenance issues.
- Ventilation provision.
- Occupancy and lifestyle factors.
- Environmental conditions.
- Moisture sources and moisture pathways.
In simple terms, the building should be understood before any treatment is prescribed.
Why Traditional Buildings Are Different
Many older properties were constructed using materials and techniques that differ significantly from modern construction.
Solid walls, lime mortars, suspended timber floors and breathable finishes often manage moisture in a very different way to modern cavity wall buildings.
The Joint Position Statement recognises that these buildings require an understanding of how they were originally designed to function. Moisture can often be influenced by a combination of maintenance issues, environmental conditions and previous alterations rather than a single isolated defect.
This is why a thorough investigation is essential before remedial works are considered.
Looking Beyond the Symptoms
Visible damp patches, mould growth, peeling decorations and elevated moisture meter readings are often symptoms rather than diagnoses.
A moisture meter may indicate the presence of moisture, but it cannot always explain why that moisture is present.
The Joint Position Statement promotes a more evidence-based approach that seeks to identify the root cause of moisture ingress or accumulation before recommending corrective action.
This may involve assessing rainwater goods, drainage arrangements, ventilation levels, thermal bridging, external ground levels, plumbing systems and the overall condition of the building.
Why Independence Matters
One aspect of the Joint Position Statement that particularly resonates with our approach is the importance of objective investigation.
At The Damp Specialist Company, we believe the most effective damp survey begins with understanding the building rather than selecting a treatment.
As independent surveyors, we do not carry out remedial works. This allows our recommendations to be based solely on the evidence observed during the inspection and what is genuinely in the best interests of the property.
In many cases, moisture problems can be addressed through maintenance improvements, repairs, drainage works or enhanced ventilation. In other cases, specialist damp-proofing measures may be appropriate. The correct solution can only be determined once the cause has been properly established.
What This Means for Property Owners
For homeowners and buyers, the Joint Position Statement reinforces an important principle: diagnosis should always come before treatment.
Before committing to potentially costly remedial works, it is important to understand:
- Why moisture is present.
- Where it is coming from.
- How it is moving through the building.
- Whether multiple factors are contributing.
- What the most proportionate solution may be.
A proper investigation should focus on understanding the building and identifying the root cause, rather than simply addressing the visible symptoms.
Our Approach
The principles set out within the Joint Position Statement closely align with the approach we have always adopted.
Every property is different, particularly older and traditionally constructed buildings. For this reason, our surveys focus on understanding the building’s construction, condition, environment and maintenance history before recommendations are made.
By identifying the true causes of moisture, property owners can make informed decisions and avoid unnecessary or ineffective remedial works.
Ultimately, good damp diagnosis is not about selling a treatment. It is about understanding the building.