1. Q. We have received 4 different estimates for remedying our damp problem who do I trust as all of them identify different areas and reasons ?
A. This is one of the commonest problems in the industry. Most enquiries are from older properties which have already been damp proofed. As the industry has little or no regulation, standards of survey vary. From the interest of manufacturers which supply contractors and thus who benefit from who ever does the work, to opportune companies or individuals, who have little or no training and simply read the instructions on the tin and provide an estimate based on putting in a new damp course regardless of need. These companies will say they were told by the client to provide a damp proof course. This is often because the client thinks he has damp and assumes the remedy is a damp proof course. However there are four potential causes and types of dampness in any structure and it is the duty of the contractor to identify the cause and type of dampness. The commonest is condensation from occupational habits and lack of ventilation followed by penetrating damp typically from defective gutters then lateral dampness caused by high ground and lastly rising damp caused by an inadequate damp course or lack of one. A contractor’s self interest is often the provision of a new damp course when the cause is condensation.
2. Q. Why should an ISSE surveyor be any different ?
A. The ISSE is a surveyor based Institute. An Institute is an organisation creating, raising and representing the highest of standards within an industry. The permission of the relevant Secretary of State is required to establish an Institute and this is granted only to those groups where the objectives of an institute would apply.
3. Q. My lender has insisted on a BWPDA or PCA member to investigate my damp problem – would my lender accept an ISSE member report ?
A. This may be because the PCA encourage lenders and RICS surveyors to use only their members. This is a practice the lenders and their surveyors may adopt in response to such approaches perhaps unaware there is an alternative. The ISSE do not advocate restrictive trade practices which are potentially illegal and thus do not currently circulate other organisations with such letters of advocacy. The ISSE have developed a revised scheme of awards and this is promoted on our web site and via a roadshow taken to local authorities and housing associations architects and surveyors. ISSE workshops are also attended by other Institutes and lenders. Where the lender or Surveyor refuses to recognise one of our members the borrower should contact the ISSE who will take this up with the local Trading Standards office, the RICS and the Lender. Lenders prefer that borrowers use responsible and trained surveyors and companies and as such will recognise all ISSE members. Should this not be the case please contact the ISSE.
4. Q. How do I know an ISSE member is impartial?
A. A trade organisation would probably not be recognised as an Institute as it mainly represents the interest of those who profit from the industry. The ISSE has been established for over 30 years. Its members have to provide a 3 year track record with a portfolio of work. Once accepted members have to undertake 50 hours CPD per annum and can progress in the Institute by studying, practicing, taking ISSE courses and gaining qualifications. Thus the code of conduct binding each member is designed to ensure exemplary practice. Should this not be the case the ISSE can arrange a second opinion or discuss the report with the member – but only after the client has asked that member to clarify or validate his opinion.
5. Q. Other companies have CSRT surveyors – what is the ISSE qualification?
A. ISSE qualifications and awards are validated and upgraded continuously because ISSE members have to demonstrate 50 hours Continuous Professional Development per annum. This is over a week of training or study every year. The ISSE CPD partner is the University of Liverpool a Russell Group research University. The ISSE qualifications are validated, recognised, and scrutinised externally by a recognised accreditation and awarding body, ABBE , and are only available from the ISSE.
6. Q. How do I know a surveyor is an ISSE member?
A. The standard of the survey will confirm the expertise of the surveyor. Also if a surveyor is an ISSE member he is entitled to use post nominative initials M.Inst SSE or MISSE or A.inst.SSE, AISSE or F.Inst.SSE FISSE. A member must provide a portfolio of work from at least three years practice. An Associate is a higher qualification earned after entering the ISSE as a member and a Fellow is a member of over 10 years standing and has contributed an outstanding service to the Industry. This can be checked with the ISSE. Members subscribe to a professional code of conduct and subscribe to raising standards. Thus an ISSE member surveyor should provide a reliable and trustworthy survey report often identifying work that does not need doing as much as that which does. Members who work independently charge for surveys, those who work for companies adopt that company’s policy which may not always or ever charge for surveys but are still bound by ISSE codes of practice. The ISSE will confirm membership status and if anyone is found not to be an ISSE member but is using the post nominative initials the local trading standards office should be informed. Members who retire or leave the ISSE may be entitled to use the initials of any awards they have received while members. Occasionally none members are invited to join at a higher level or receive an honorary associate or Fellow Status if they have a record of outstanding achievement within the industry.
7. Q. Can a company be an ISSE member ?
A. Reputable companies will prefer to show allegiance to high standards where possible. Some companies employ ISSE member surveyors. To avoid conflict of interests where members work for companies the ISSE has established a Contractor members category. In these companies all surveyor employees and technicians are ISSE members. As such all employees have to be trained and comply with ISSE requirements. Company members can progress too by becoming ISO registered, insured and enrolling their surveyor and technician members in the ISSE training scheme. At this point they may then be invited to participate in the National Contractors Scheme.
8. Q. I have a damp proof guarantee but the company providing it has disappeared.
A. As noted in the first question many older properties have a damp proof guarantee and most enquirers live in properties that have had some sort of damp proofing works done. This situation is something of a national scandal as often work was not necessary anyway. Condensation often being the conveniently misdiagnosed cause. In the case of the ISSE National Contractors Scheme the ISSE has established a guarantee fund to provide back up for their contractor’s long term guarantees. The ISSE has created a national scheme for orphan guarantees. Clients of failed damp proof and timber treatment guarantees can commission an ISSE survey to establish the efficacy of any previous treatments. Thus when a client is selling a property but he cannot provide a valid guarantee because that company has failed it is maybe because the work did not need doing in the first place and is thus not a failed damp proof course, or the work which was done was necessary and the work is sound but lacks the reaffirmation required when a property changes hands.
The ISSE offer a validation service for orphan guarantees and our surveyors will confirm whether the work was likely to have been needed originally wherever possible in which case the efficacy of the work will be validated in writing.
Where work has failed and new work is required the ISSE can provide a National Contractors backed quotation with the benefit of a new guarantee which will not fail.
Most purchasers and lenders will accept the findings of an ISSE report but where those who do not know of the scheme have any queries the ISSE are able to help. The ISSE are full members of the Construction Industry Council as are RIBA, RICS and BRE and the other 28 CIC full member Institutes.
9.Q. I have had quotations all offering guarantees how do I know these companies will be around to service their guarantee.
A. The ISSE National Contractors Scheme guarantee is backed by a one off upfront levy directly charged to clients. The fund automatically increases each time by the sum calculated to represent the risk attached in covering that work. The money is held by the ISSE company which was established to hold the fund and as this company is owned by a not for profit Institute this money does not enter the cashflow of a business where the fund could then be at risk. Thus the money is in existence from day one and does not get put at risk by reinvestment elsewhere other than in risk free interest bearing Bank Accounts. The original contractor issues his guarantee initially and in the event of that company ceasing to trade and a claim arising the ISSE National Contractors scheme nominate a member to survey the property and provide a report. Should the work be defective a member of the Scheme will rectify the work in accordance with the terms and condition of the original warranty.
10. Q. Some guarantees are for varying periods of time.
A. ISSE Guarantees are for a standard 30 years. They are not underwritten by a separate insurance policy which by law requires a maximum of 20 years thus the ISSE are not bound by this rule as the ISSE is not an insurance company. ISSE National Contractor scheme members are contractually bound to the ISSE thus ensuring guarantees are not placed at risk by poor surveys, materials, workmanship, or inappropriate prices.