Damp and moisture meters

What should you ask if the survey could not see the wall behind fitted kitchen units?

Ask for that limit in plain words. Fitted units hide the plaster, the skirting and any leak from the sink or the dishwasher. “No damp found in the kitchen” means the visible surfaces, not the hidden wall. A meter on the kickboard is not an inspection of the void behind the plinth.

Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.

What is the fuller explanation?

RICS home surveys do not empty kitchens. The surveyor notes what was accessible. Leaks from traps, washing-machine hoses and dishwasher seals show up as swollen chipboard and a smell, sometimes only when the unit is pulled out. That is a plumbing leak until someone shows otherwise. It is a favourite place for a later damp quote to reuse the survey’s phrase.

If the report already saw swelling or a smell, treat it as a reason to look, not as a specified repair. The Property Care Association wants the cause before treatment. A plumber can see a trap. A damp firm that quotes to inject behind units has not seen the wall either. Ask the surveyor what was blocked, and decide whether you need the units pulled before exchange.

What should you ask your surveyor?

Which walls were hidden by units, and did you see any swelling or staining at the plinth?
Was the comment “not inspected”, or a positive statement that the wall is dry?
Would you expect a plumber or a damp investigator to look first?

What are the typical next steps?

Do not cut holes in units on a viewing. Ask the seller for access if the rating depends on it.
Check the trap and the appliance hoses before you discuss a damp-proof course.
Write the limit into your questions for the surveyor while the firm still has the notes.

Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.

Also asked about this

Can you smell damp and still have a dry meter?

Yes. A smell can be a cupboard, a drain, or old chipboard. A meter does not adjudicate smells. Ask what else was seen.

Should the seller remove the kitchen before exchange?

Only if you agree that. The survey does not order it. Your solicitor tells you what the contract allows.