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A moldy water-damaged wall


Are you a property owner or potential buyer concerned about damp and timber issues within the building? It’s time to enlist the help of AMS Surveys. We offer comprehensive surveys across Liverpool, Manchester and the surrounding area to gather the facts and give you the knowledge you need.


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A damp and timber survey is a comprehensive evaluation of your property's condition, focusing specifically on issues related to dampness and timber decay. Given the nature of this type of inspection, it’s crucial you enlist the help of a specialist surveyor, such as AMS Surveys, who have experience in quickly detecting the signs of wood issues and damp, as well as other related defects.

To accommodate the varied needs of our clients and the buildings we work in, we offer two types of survey, non-intrusive and intrusive. It’s worth noting that the non-intrusive survey can sometimes be inconclusive as detailed sampling and testing is required, however we can still offer recommendations based on certain assumptions - particularly useful if the vendor won't allow an intrusive survey.

What's the difference with our Damp Surveys?


Our intrusive survey allows recommendations to be scientifically evidenced, such as Chemical Testing and Analysis following the British Standards (BS6576) and Building Research Establishment (BRE245). Insurance providers and lenders will require this methodology to be used. More about the survey in our blog post.


To understand which survey type is most appropriate for your situation, get in touch.

Rising Damp
Close-up of damp around the lower section of a wall, extending to the floor
Extensive mold growth on the sheetrock wall of a property


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This report provides information on the visible condition of the property in relation to damp issues and timber defects, which are observed during the inspection. Areas are examined for defects that are accessible and visible at the time of the inspection. An analysis of the air humidity, temperature, and moisture levels will also be carried out.

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In addition to the above checks, this detailed investigation uses 'invasive' techniques to establish the extent of dampness and decay within concealed areas. We may need to lift carpets and floorboards, take off skirting boards and, in some cases, form openings in parts of your property. This will allow us to determine the extent of the problem and provide a more detailed examination, including testing of samples and analysis of air humidity, temperature, and moisture levels both at and below material surfaces.


If you’re in the process of purchasing a property and require an invasive inspection following an initial survey, you will need to obtain written permission from the seller for us to drill several small holes into plasterwork and/or masonry, which can be filled afterwards. However, it must be understood that it may not be possible to fully reinstate the disturbed areas, and that these exposed areas may require repair by a tradesperson following the investigation.


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Damp and wood decay can cause a multitude of issues within the home, especially when it comes to its structural integrity. Acting fast is essential to locating the source of these problems and preventing their escalation, and the best way to do that is with a specialist damp and timber survey. In addition to inspecting existing households, we help homebuyers assess their chosen property before they commit to their purchase, so you don’t have to worry about uncovering these problems once you’re in.

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If you're investing in your next business premises or wish to expand your property portfolio, it's highly recommended that you have a damp and timber survey carried out prior to making an offer. Based on the findings, you'll be able to factor in any required remediation works and use this to negotiate the price, protecting your investment and promoting its commercial viability down the line. For the many leisure, education and medical facilities we support, these reports also allow our clients to protect the health and wellbeing of those within the property and reduce the risk of future dangers. Our Chartered Surveyors are RICS regulated, ensuring accurate, reliable reporting that allows you to resolve matters quickly.

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Given their age and the nature of construction, unfortunately many historical buildings are susceptible to damp. Older timbers that may be worn or not treated sufficiently may also have begun to show the signs of decay. Our job is to assess the extent of any issues, their main source, and recommend treatments and remedial works that consider the heritage of the building and any restrictions due to its status. Obtaining expert-led advice from the outset can prevent inaccuracies and ensure you’re making the right decision for the health of the building in years to come. For quality reporting, work with AMS Surveys today.

Damp survey for businesses
Damp surveys for heritage buildings
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Using a Protimeter to measure the moisture levels of a wall for an accurate damp survey


There are many companies across our base of Liverpool and the wider UK that offer free damp and timber surveys who then recommend their own company carry out the work. Sounds too good to be true, right? Unfortunately, it usually is! This approach can often make room for a misdiagnosis and misselling of a treatment.

A typical chemical DPC may cost in the region of £5,000. This is an extensive amount of money if it’s not going to solve your property’s problems. Choosing a trusted firm such as AMS Surveys ensures this type of outcome is avoided at all costs.

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Lenders have a responsibility to ensure that the property they are lending against is sound and secure, and issues such as damp and timber decay can indicate potential structural issues. Due to this, if defects are identified in your timber and damp survey, the mortgage company may present a £0 valuation on the belief that the cost of remediation may exceed the value of the property. This can be a concerning issue for both homebuyers and homeowners looking to remortgage. In this situation, it's important to work with a qualified surveyor to identify the extent of the issues and construct a plan of action.

Insurance and mortgage companies will request the survey is carried out by a damp and timber specialist, typically a Chartered Building Surveyor (MRICS) such as AMS Surveys. Once a plan for remediation has been developed, you can work with the lender to address the issues and potentially receive a revised valuation. This may involve carrying out the necessary repairs, renovations or providing evidence that the issues have been resolved. Whatever the approach, we’ll help you reach your desired outcome.

View of a stressed couple looking over their finances after bad news
  • What is a Level 3 Survey?
    A level 3 survey is more thorough and detailed than than a Level 2 and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.
  • How much does a Level 3 survey cost UK?
    A Level 3 Home Survey, sometimes called a Building Survey, costs £800 on average, though it can be as cheap as £600 and as expensive as £1,200. A Building Survey is the most comprehensive of all the survey types.
  • Is a RICS Level 3 worth it?
    Level 3 (Building or Structural Survey) This type of survey is more in-depth than a Level 2. It's also the best option for unusual or older properties, those that have undergone significant alterations. This type of RICS survey will cover: The property's overall condition in detail, including both major and minor defects.
  • Does a level 3 survey check for damp?
    The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. So yes, the property is checked for signs or evidence of damp, however this may recommend a Damp and Timber Survey whereby chemical testing and analysis may be required.
  • How long does a Level 3 survey take to complete?
    The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey RICS offers. It can take around 2-4 at the property, maybe more depending on the size, type and condition for the surveyor to complete a Building Survey. It then takes several hours more to produce and write the report.
  • Is a Level 3 survey structural?
    The RICS Home Survey Level 3 has often been previously referred to as a “full structural survey” or “building survey”. The report can be on an RICS Home Survey Level 3 template or can be to the surveyor's bespoke design. Level 3 reports are conducted by Building Surveyors. Whilst the structure is reported upon, it does not necessarily provide a detailed investigation of structural issues such as subsidence or cracking which usually requires intrusive investigation. In which case you may need a Structural Inspection.
  • What areas does AMS SURVEYS cover?
    We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.
  • What are the red flags on a house survey?
    Property surveyors can identify issues that may impact a buyer's decision to continue with the purchase. These red flags could include structural damage, unapproved extensions, damp or subsidence. Ultimately it depends on the cost of those repairs and whether you are able to negotiate the purchase price or willing to accept risk and the cost of those repairs.


Mold on the walls and baseboard trim in the basement of a home from water leaking. This co


Promote the future health of your home or commercial property. Arrange a damp and timber survey with AMS Surveys.

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