I bought a house a year ago, and had a full homebuyers and valuation survey done at the time.

I've now started getting a new kitchen etc, but the builders have picked up a few problems that weren't noted in the survey.

The main problem is the joists under the floorboards, they were rotten through and the house was supported by pretty much nothing at the back. The builder says it was caused by poor ventilation as the air bricks aren't functioning properly, and this has caused damp under the house. This would have been quite clear if the survey had been done properly (so the builders have said).

The survey did say that the floorboards in that room were "springy", but this was normal - obviously it isn't.

They also noted damp in the front of the house, but said it was caused by the previous owners dog breathing on the wall as it slept?!!

The work I am having to get done is going to cost me maybe £3-4000. The insurance company have said they won't pay out, as it was a pre-existing problem, so the surveyor is the only option.

Where would I go from here? Any help gratefully accepted! :-)

Essentially there are 2 main types of survey. One is a survey for valuation, so that the mortgage provider has some knowledge of the state and condition of the property on a very simple level. The other is what is known as a full structural survey. The difference is the cost. You say that the joists holding the floor in the kitchen are rotten - you wouldn't know this unless you pulled up the floor boards, something that a surveyor is not going to do, and a vendor is not going to allow. It's a bit like a life insurance guy asking to you have open chest surgery to make sure you don't have a dodgy heart.

You will find that there are more than enough clauses in the survey to preclude you from taking effective legal action against the surveyor. Dog breath on the wall causing damp - did they put that in writing?

Poor ventilation is a problem for old houses, although having said that, modern central heating usually keeps a house nice and dry. The insurance company will not pay out, so I suspect that it is going to be something you are going to have to fund. At least it isn't an expensive job, and you will be secure in the knowledge that you have a proper floor.

Hi Skywalker, thanks for your reply.

The builders said that there would have been signs of the problem in the kitchen without the floorboards being pulled up, the damp was apparently quite clear and a damp meter would have picked it up.

I figured there would probably be lots of clauses which effectively give the surveyor a get out from any problems, I guess thats just to be expected these days.

And yes, they did put in writing about the dog!!

I guess I will just have to foot the bill, and stay in for the next 5 years!

Cheers for your advice :-)

I would check which professional body the surveyor belongs to and make a complaint (firstly to surveyor) regarding the dogs breath causing damp.

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Circumstances alters cases!!

Helpful tips!!!!!!!!!!

Only a Chartered Surveyor can produce a HBSV (Homebuyers Survey & Valuation). A Bank will only use a Chartered Surveyor for their Mortgage Valuations.

The Three main services provided by a Residential Chartered Surveyor

1. Mortgage Valuation - for the bank/building society THIS IS NOT A SURVEY

2. HBSV

3. Building Survey

Structural surveys are provided by Structural Engineers....

I recommend that you write a letter direct to the Surveyor/Company explaining the problem, that you are not happy with the advice given and believe that the Surveyor should have "followed the trail" eg. If the floor was springy, then why? he should then have checked for dampness, (rising and penetrating), sub floor vents (as it was suspended), etc etc.

The surveyor should and would be dragged over hot coals for the dog breath comment!!!!!!!!!!

Once they have the complaint in writting............................

Once we have received your written summary of the complaint, we will contact you in writing within seven days to inform you of our understanding of the circumstances leading to your complaint. You will be invited to make any comments that you may have in relation to this.

Within twenty one days of receipt of your written summary, the person dealing with your complaint will write to you, in order to inform you of the outcome of the investigation into your complaint and to let you know what actions have been or will be taken.

If you are dissatisfied with any aspect of our handling of your complaint, you should contact XYZ

If you remain dissatisfied with any aspect of our handling of your complaint, then we will attempt to resolve this promptly through negotiations, and otherwise agree to enter into mediation with you in accordance with XYZ or the mediation process operated by the Royal Institution of Chartered Surveyors.

If the complaint has still not been resolved to your satisfaction, we agree to the referral of your complaint to the XYZ.

.....................................................

Basically, write, let them write back, then invite then around. Let them do this before the work is completed. A written quotation for the repair works from your Builder will help. The whole of the report will need to be checked eg. what comments were in the dampness section etc etc. Did the value of the property reflect the defects etc etc.

A surveyor who comments about dog breath needs to be shot down im afraid! That comment alone would be enough to ask for compensation.

I hope this some how helps. DO NOT DO NOTHING, at best you get the whole repair paid for, at worst i would hope for a refund of the cost of the survey. The norm for PI insurance is £1,000,000 each and every claim. Surveyors are human like the rest of us, they will make mistakes, thats why the insurance is there. The insurers are also moving away from relying on disclaimers.

Simon