building survey-original victorian timbers roof structure "seriously defective"

moonwolf_3

we would really appreciate any advice/comments - we have just had a building survey states roof structure "seriously defective"-origin report back which states that the roof structure is " seriously defective ".
The report states that "the timber rafters are mainly original ( victorian roundish timbers ) and that the original roof coverings have been replaced with heavy concrete roof tiles and the roof structure itself has been poorly upgraded.
In addition , there ares signs of wood-boring insect attack in the main roof timbers- the surveyor could not state whether or not this was active."

could any of you please advise on the intial course of action?
we will need to know the extent of the problem repair costs prior to deciding on proceeding with a sale/negoitate price.

would we need a roofer or builder?- to assess if the roof timbers are adequate to support the heavy concrete tiles, and advise if any strengthening is needed.

if we had a woodworm contractor inspect for any active woodworm , would they also be able to advise on the structural integrity of the roof timbers in relation to any damage caused by woodboring insects and any strengthening action to be taken in respect to this AND the structural effectiveness in relation to the roof timbers handling the roof coverings?
we are thinking that first port of call would be to assess if wood-boring insect is a) active, b)asses the extent of any structural damage to timbers due to infestation- Is this the correct thing to do first ?
we are checking with solicitor to see if guarantee in place.



And lastly, would the works to replace the original roof coverings have needed planning permission and or building reg sign off? And if so would the suitablility of the original roof timbers have been assessed to see if they could support the replacement tiles?
The property is in a conservation area if that information helps at all?


many thanks in advance for you help

princessamy86

This is a toughie! I would probably get a specialist roofing contractor to look at it. Ask around, see if there are any which specialise in conservation work and then see what they say. It will probably cost you, but the chances are that the cost of any survey they need to do will be knocked off the final cost of the work, which you may be able to negotiate with the vendor. Re the infestation: again, get a proper specialist round as you can't be too careful with this sort of thing.

With it being a conservation area, it is very likely that the new roof covering will have needed planning permission, or signing off by the conservation officer. You should be able to check this with your local council, and if it needs permission then you should be able to find it.

I realise that didn't answer all your questions, I hope someone a bit more knowledgeable comes along but I hope it helps a bit!

SallyCinnamon

I think it might be a structural engineer needed to look at strengthening the roof timbers. HTH

moonwolf_3

just had three roofers round to look at the main roof. two were instructed by us on e by the vendor.
all three agreed, that the surveyor used inappropriate language . what a scaremonger.:mad:
as if buying and selling isnt stressful enough.
anyway least we have had it checked out. yes the roof timbers need minor support added but was told "its a good roof and up to job of concrete tiles despite being original timbers" and some repair to the valley, but going to cost about £1k.. so thats a relief:T
flat roof needs repairing too £1.5k
Negotiate costs next- thought you migt like to know.

pawpurrs

Unfortunetly surveyors do tend to err way on the side of caution, and scare the beejezers out of people, and send people packing from what are perfectly good houses. Glad its not as bad as first appeared.