How much does a damp survey cost?
The short answer
An independent damp and timber survey typically costs £150 to £400: around £150 to £250 for a flat, £200 to £325 for a three-bed house, and £250 to £400+ for larger or older properties, with London and listed buildings above that. The "free damp survey" from a damp-proofing company costs nothing because it's a sales visit - the independent surveyor's fee is what buys you a diagnosis with no treatment to sell.
What the fee looks like
| Property | Typical fee |
|---|---|
| 1-2 bed flat | £150 - £250 |
| 3-bed house | £200 - £325 |
| 4-bed detached | £250 - £400 |
| Large, listed or complex | £350 - £500+ |
The price buys a specialist inspection - moisture profiling, timber checks, cause diagnosis - and a written report identifying what the moisture actually is, where it's coming from, and what (if anything) fixing it requires. Look for surveyors with PCA qualifications (CSRT for damp, CSTDB with timber) or RICS membership, and confirm the report is independent of any treatment contractor.
When the survey pays for itself
Buying a house where the Level 2 or Level 3 report flagged moisture: the decision guide covers when the flag genuinely warrants a specialist and when it's survey-report boilerplate. Owning a house with a musty room, a tide-marked wall or lifting plaster: the diagnosis guide explains why most of it is condensation - but a stubborn or spreading problem deserves profiling before anyone drills. In both cases the report's job is the same: turn "damp" from a fear into a named cause with a priced, proportionate fix.
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Compare damp survey quotesCommon questions
What's the difference between a damp survey and a timber survey?
Usually one visit covering both: moisture investigation plus inspection of accessible timbers for rot and wood-boring insects, since the two problems share causes and buildings. Quotes normally say 'damp and timber' - if yours covers only one, ask why.
How long does the survey and report take?
One to three hours on site depending on property size, with the written report typically following within a few working days. Buyers on a deadline should say so - many surveyors turn reports around faster for transactions.
Will the surveyor need anything moved?
Access helps: furniture pulled from suspect walls, cupboards openable, loft and sub-floor hatches clear. The more the surveyor can reach, the fewer 'unable to inspect' caveats the report carries.
Is the fee negotiable if nothing's wrong?
No - and 'nothing's wrong' is the best report you can buy. A £200 professional statement that the flagged damp is minor condensation has ended many renegotiations and saved many pointless treatments.
Sources and further reading