TA6 Damp Questions: How to Answer Honestly

Damp is one of the most common issues UK sellers face when completing the TA6 Property Information Form. Whether your property currently has damp, had damp that was treated years ago, or shows symptoms you have never had professionally diagnosed, you need to know how to answer the TA6 honestly and accurately.

Getting it right matters. An honest, well-documented disclosure protects you legally, reduces follow-up enquiries from the buyer's solicitor, and prevents the kind of last-minute surprises that cause sales to collapse. Getting it wrong \u2014 whether through deliberate concealment or careless omission \u2014 can expose you to a misrepresentation claim after completion.

This guide walks you through every aspect of answering the TA6 damp questions: which sections are relevant, what to write for different types of damp, how to handle historical issues, what documentation to provide, and the legal consequences of dishonesty.

Where damp appears on the TA6 form

The TA6 does not have a single, dedicated damp section. Instead, damp is relevant to several parts of the form. Understanding which sections apply ensures you provide a complete picture rather than leaving gaps that the buyer's solicitor will need to chase.

Section 7: Environmental matters

This is the primary section where damp is addressed. The TA6 asks whether you are aware of any damp problems in the property. This is a broad question that covers all types of damp: rising damp, penetrating damp, condensation, and any other moisture-related issues. If you answer "Yes," you should provide details of the type of damp, its location, its severity, and any steps you have taken to address it.

Section 4: Alterations, planning, and building control

If you have carried out damp treatment that involved structural work \u2014 such as installing a new damp-proof course, injecting a chemical DPC, or carrying out significant remedial plastering \u2014 this should be disclosed in Section 4. If building regulations approval was required for the work (for example, if it involved underpinning or structural modifications to address penetrating damp), you should confirm whether a completion certificate was obtained.

Section 5: Guarantees and warranties

If you hold a guarantee for damp-proofing work, it belongs in Section 5. Damp-proof course guarantees from PCA-accredited contractors typically run for 20 to 30 years and transfer automatically to the new owner. You should provide the contractor's name, the date of treatment, the guarantee duration, and a copy of the certificate. If the guarantee has been lost, your solicitor can arrange an indemnity insurance policy as a replacement.

Section 6: Insurance

If you have ever made an insurance claim related to damp damage \u2014 for example, a claim for water damage caused by penetrating damp or a plumbing leak \u2014 this should be disclosed in the insurance section. Details of any special terms, higher excesses, or endorsements resulting from the claim are also relevant.

How to answer for different types of damp

The way you answer the TA6 damp questions depends on the type of damp your property has or has had. Each type requires a different level of detail.

Rising damp

Rising damp occurs when groundwater is drawn up through masonry walls by capillary action, typically because the damp-proof course has failed, is missing, or has been bridged. If your property has or has had rising damp, your TA6 answer should include:

• Whether rising damp is currently present or has been treated.
• The date of diagnosis and the name of the surveyor or contractor who identified it.
• Details of any treatment carried out, including the method (chemical injection, physical DPC, or electro-osmotic system), the contractor, and the date.
• Whether a transferable guarantee was provided, and if so, its duration and expiry date.
• Whether remedial re-plastering was carried out using salt-resistant render.

If the rising damp has not been treated, you should explain why (for example, cost considerations or a recent diagnosis) and provide any specialist reports or quotes you have obtained.

Penetrating damp

Penetrating damp is caused by water entering through the building fabric \u2014 typically through defective roofing, damaged pointing, cracked render, leaking gutters, or failed window seals. Your TA6 answer should cover:

• The source of the penetrating damp and where it manifests internally.
• Whether the cause has been identified and repaired (for example, re-pointing, gutter replacement, or roof repair).
• Details of any contractor who carried out the work and whether a guarantee was provided.
• Whether any internal damage has been made good following the repair.

Condensation

Condensation is the most common form of damp in UK homes. It occurs when warm, moist air meets cold surfaces, producing water droplets and often leading to mould growth. While many sellers think condensation is too minor to disclose, the TA6 question about damp is broad and covers all moisture-related issues. If your property has ongoing condensation problems, your answer should include:

• Where condensation occurs (bathrooms, bedrooms, kitchen, external walls).
• Whether it has led to mould growth, and if so, the extent.
• Any steps you have taken to address it (improved ventilation, extractor fans, dehumidifiers, trickle vents).
• Whether you have had the property assessed to confirm that condensation is the cause rather than another form of damp.

DPC failure

If your property's original damp-proof course has failed \u2014 a common issue in older properties with bitumen or slate DPCs \u2014 this is a specific and important disclosure. For guidance on selling with this issue, see our guide on selling a house with DPC failure. Your TA6 answer should detail:

• When the failure was identified and by whom.
• Whether a replacement DPC has been installed and the method used.
• The contractor, the date of work, and the guarantee details.
• Any ongoing monitoring or maintenance you carry out.

Historical damp: what you must disclose

A common question from sellers is whether they need to disclose damp that was treated years ago and is no longer present. The answer is yes. The TA6 asks about current and historical issues, and a treated damp problem is still a historical issue that the buyer is entitled to know about.

However, disclosing historical damp is not necessarily bad news for your sale. In fact, a well-documented treatment history can be reassuring. If you can show that:

1. The damp was professionally diagnosed by a qualified specialist.
2. Treatment was carried out by a PCA-accredited or otherwise reputable contractor.
3. A transferable guarantee covering the remaining period is in place.
4. There has been no recurrence since treatment.

...then the buyer and their solicitor are likely to view the issue as resolved. A treated problem with documentation is far less concerning than an untreated or undisclosed one.

The danger lies in concealment. If you know your property was treated for rising damp fifteen years ago and you answer "No" to the damp question, you are making a false statement. If the buyer later discovers evidence of previous treatment \u2014 for instance, injection holes in the mortar course, salt-resistant render on lower walls, or records held by the original contractor \u2014 they would have grounds for a misrepresentation claim.

How to word your TA6 damp answers

The way you phrase your TA6 answers matters. Vague or defensive language creates suspicion and generates follow-up enquiries. Clear, factual answers with supporting documentation are always better.

Example: treated rising damp

Poor answer: "Some damp work was done a few years ago."

Good answer: "Rising damp was diagnosed in the ground floor front reception room by [Contractor Name], a PCA-accredited specialist, in March 2019. A chemical injection damp-proof course was installed in April 2019 at a cost of approximately £2,200 including re-plastering with salt-resistant render. A 30-year transferable guarantee was provided (copy attached). There has been no recurrence of damp since the treatment."

Example: ongoing condensation

Poor answer: "A bit of condensation in the bathroom sometimes."

Good answer: "The main bathroom experiences condensation on the window and tiles during and after bathing. An extractor fan was installed in 2021 to improve ventilation, which has reduced but not eliminated the issue. There is no structural damp; the condensation is a ventilation matter. No mould is currently present."

Example: suspected but undiagnosed damp

Poor answer: "Not known."

Good answer: "I have noticed some discolouration and a slight musty smell on the lower section of the rear kitchen wall. I have not obtained a professional damp survey, so the cause has not been diagnosed. The marks have been present for approximately two years and do not appear to have worsened."

The principle across all three examples is the same: be specific, factual, and honest. Provide dates, names, and documentation wherever possible. Avoid minimising the issue or using language that could be interpreted as evasive.

Common mistakes sellers make with damp disclosure

Based on common conveyancing enquiries and TA6 mistakes that solicitors regularly encounter, these are the errors to avoid:

1. Answering "No" when you know about damp. This is the most serious mistake. If you are aware of any damp \u2014 past or present \u2014 you must disclose it. A false "No" is a misrepresentation.
2. Confusing "Not known" with "No." These are different answers with different legal implications. "No" means you are positively stating there is no damp. "Not known" means you have no knowledge either way. Use the correct one.
3. Failing to mention treatment you carried out. If you had damp treated, the treatment itself needs to be disclosed, not just the original problem. The treatment is evidence that damp existed, and the guarantee is a valuable piece of documentation for the buyer.
4. Not providing supporting documents. Answering "Yes, rising damp was treated" without attaching the survey report, treatment certificate, and guarantee will prompt the buyer's solicitor to raise additional enquiries for each missing document.
5. Painting over damp to hide it. Cosmetically concealing damp before viewings and then answering "No" on the TA6 is both dishonest and easily discovered. The buyer's surveyor will use a moisture meter, and elevated readings behind fresh paint are an immediate red flag.
6. Assuming condensation does not count as damp. Condensation is damp. The TA6 does not distinguish between types of damp in its question. If you have persistent condensation, mould, or moisture-related issues, they need to be disclosed.
7. Leaving the section blank. An unanswered question is worse than "Not known." It signals either evasion or carelessness, and the buyer's solicitor will raise an enquiry to obtain an answer regardless.

Your legal obligations when disclosing damp

As a seller in England or Wales, your primary legal obligation is to answer the TA6 honestly. The law does not require you to commission surveys or investigations to discover problems you did not know about. However, you must not:

• Deliberately conceal damp you are aware of.
• Provide false information about the presence, extent, or treatment of damp.
• Minimise or downplay damp issues in a way that gives the buyer a misleading impression.

Under the Misrepresentation Act 1967, a buyer who relies on your false or misleading TA6 answers and suffers a loss as a result can claim damages. The seller's duty of disclosure is not unlimited \u2014 you are not expected to know things you could not reasonably know \u2014 but it does require you to be truthful about what you do know.

The Consumer Protection from Unfair Trading Regulations 2008 (CPRs) add a further layer. While CPRs primarily target estate agents, they reinforce the principle that material information about a property \u2014 including damp \u2014 must not be concealed or omitted. Your estate agent is also under an obligation not to mislead buyers, so any damp information you provide on the TA6 should be consistent with what your agent communicates.

What happens after you disclose damp on the TA6

Disclosing damp on the TA6 does not mean your sale is doomed. Here is what typically happens and how to manage each stage:

1. The buyer's solicitor reviews your disclosure. They will note the damp information and any supporting documentation you provided. If the disclosure is thorough and well-documented, there may be minimal follow-up.
2. Additional enquiries are raised. Even with a detailed disclosure, the buyer's solicitor may request further information \u2014 for example, confirmation that a guarantee is transferable, clarification of the treatment method, or a copy of a missing document. Responding promptly keeps the process moving.
3. The buyer's surveyor investigates. The surveyor will check for damp during their inspection regardless of what you disclosed. If your disclosure matches the surveyor's findings, this builds trust. If the surveyor finds evidence of damp you did not disclose, it creates a serious problem.
4. Negotiation may follow. If active damp is present, the buyer may request a price reduction to cover treatment costs or ask you to carry out the work before completion. Having your own specialist report and treatment quotes puts you in a stronger position.
5. Mortgage lender conditions. If the buyer's mortgage valuation identifies active damp, the lender may impose a retention or require treatment before releasing funds. A transferable guarantee from a PCA-accredited contractor typically satisfies lender requirements.

Preparing your damp documentation before selling

The single most effective thing you can do when selling a property with damp history is to prepare your documentation before you list. Having everything ready when the buyer's solicitor raises enquiries \u2014 or better still, providing it with your TA6 from the outset \u2014 significantly reduces delays.

Your damp documentation pack should include:

• Specialist damp survey report. An independent diagnosis from a PCA-accredited or RICS-qualified surveyor confirming the type and extent of damp. This is the most important document because it shows the problem was properly identified.
• Treatment invoice and certificate. Confirmation of the work carried out, the method used, the date, and the contractor's details.
• Damp-proof course guarantee. A transferable guarantee covering the remaining period. Most PCA-accredited contractor guarantees run for 20 to 30 years and transfer automatically.
• Photographs. Before and after photographs of affected areas can be helpful evidence, particularly if the treatment has been successful.
• Building regulations certificate. If the damp treatment involved structural work that required building regulations approval.
• Insurance documentation. If a claim was made for damp-related damage, include the claim details and outcome.

If you have lost a guarantee, contact the original contractor to request a replacement. If the contractor has ceased trading, your solicitor can arrange an indemnity insurance policy (typically \u00a330 to \u00a3100) as an accepted alternative.

When to get a professional damp survey before selling

A professional damp survey is not a legal requirement before completing the TA6, but it is strongly recommended in any of these situations:

• You have noticed signs of damp but are unsure of the cause.
• Your property is older (pre-1920) and may have an ageing or absent damp-proof course.
• Previous damp treatment was carried out, but you are not sure of its current effectiveness.
• You want to provide the buyer with a definitive diagnosis rather than leaving the question open for their surveyor to investigate.

A specialist damp survey from a PCA-accredited surveyor typically costs between \u00a3150 and \u00a3350 and includes a calcium carbide test (the BRE-recommended diagnostic method), moisture profile readings, assessment of the existing DPC, and identification of the damp type and cause. This investment often pays for itself by preventing weeks of delay during conveyancing and by giving you a defensible basis for your TA6 answers.

Sources

• Law Society of England and Wales \u2014 Property Information Form (TA6), 4th edition, 2020: lawsociety.org.uk
• Misrepresentation Act 1967 \u2014 legislation.gov.uk
• Consumer Protection from Unfair Trading Regulations 2008 \u2014 legislation.gov.uk
• BRE (Building Research Establishment) \u2014 Good Building Guide 33: Assessment and treatment of rising damp in buildings: bregroup.com
• PCA (Property Care Association) \u2014 UK trade body for damp-proofing and timber treatment specialists: property-care.org
• RICS (Royal Institution of Chartered Surveyors) \u2014 Guidance on damp assessment in residential properties: rics.org
• HomeOwners Alliance \u2014 Independent consumer guidance on damp problems when selling a property: hoa.org.uk

Frequently asked questions