Purchasing a property with roof probs

moneysaver

Hi,
Looking for a bit of advice about a house I am interested in buying. I have made an offer subject to survey, offer was accepted. We had a look at the home report(Scotland) which stated The chimney head flashing is original to the property and is weathered. Staining was noted in the attic around the chimney breast area indicating previous leakage. The flashing condition should be monitored and replaced if required. As the report was 6mth old we decided to get a survey on the property.

Our surveyor noted[FONT=&quot] There is evidence of dampness around the chimney collars which would suggest failures within the chimney roughcast or lead flashings.

In seeing this we got a roofer/builder to give us a quote on this, his report reads as follows:

Supply and errect access scaffold as reqd,
Strip roof/ flashings as required to allow access for timber replacements,
Strip sarking as required ( 2 sqm allowance),
cut back rafter ends to allow bridal replacement ( 2 nr rear),
Cut out rear chimney bridal,
Liberally treat adjacent timbers with deep kill timber paste,
Replace sarking as required,
Spray treat adjacent timber and new timbers with fungicde timber
preservative,
Fit new code 5 lead chimney flashings and point in to existing chimney
Retile area as stripped with existing tiles
Remove scaffolding and tidy site on comlpetion.

Total cost for this work is £3000.

We would be paying the market value for this property and passing the repair on to the vendor before purchase. If the vendor got this repaired should we still be interested in this property or is it best to walk away.


Thanks
Moneysaver
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Fire_Fox

Why do you want to walk away? It's not like it needs a whole new roof, most properties have some work come up in a survey. In England you just reduce your offer accordingly - it's rarely a good idea to get the vendor to do the work as there is the temptation to skimp on quality.

moneysaver

Fire_Fox wrote: »

Why do you want to walk away? It's not like it needs a whole new roof, most properties have some work come up in a survey. In England you just reduce your offer accordingly - it's rarely a good idea to get the vendor to do the work as there is the temptation to skimp on quality.

I dont want to walk away. That is what I am asking. We have been going back & forward with the vendor about the price before we discovered this problem. He may not be willing to budge any further than our offer. The other thing is if we do get a reduction on price and the leak goes on until we move in it could be a lot worse by then. I forgot to add in my first post, it is an ex LA property & next door is rented, the chimney is shared with next door. Also the house is empty at the moment, the vendor is living near by.


Thanks
Moneysaver

blckbrd

If it's ex-LA check who is responsible for roof repairs/renewal etc as it could still be the LA even for freehold properties. The homeowner would then be recharged.

marcg

The quote is really overboard for the surveyor's original comments.

Translation of the surveyor's comments:
The lead flashing (skirt of lead from round the base of the chimney over the tiles) is old. Looking on the inside of the roof the chimney is stained where some water is getting through. Consider replacing the flashing.

Your roofer has quoted for:
Put up complete scaffolding (up to him - some roofers are happy to work with ladders and safety harnesses)
Remove everything in the area - flashing, tiles, felt, roof joists, boarding under lead.
Replace all.

Probably overkill - the surveyor didn't recommend repointing/rendering the chimney stack which implies the brickwork is in reasonable condition. Nor did he recommend refelting the roof - which implies the roof is in good condition.

I would recommend getting another roofer to look at it, briefing them beforehand that you are looking to have the flashings around the chimney replaced. Your £3k quote is probably £1800 too high.

TimothyClaypole

Is there any rot in the roof timbers as it seems reading that the builder is bumping up the price for something that's probably not a problem?

_bankrupted

£3000 as a quote for that work is extremely expensive. I have the same problem with my (new ish) chimney and I have done quite substantial work myself on the roof of my bungalow, so I know the work involved.

A self assembly platform can be assembled in around 1 hour and disassembled in the same time again. Stripping back a few tiles, replacement of a few strip of wood (if necessary) and then re-assembling with new flashing is 1 days work. Materials (lead) probably a £100~£200.

Being generous 2 days work.

£1500 a day for a roofer!! No wonder this country is screwed!

Doozergirl

£3000? Did you want a new roof or a repair?!

PasturesNew

When I started reading I thought "OK, replace flashing ... £600-1000 max, depending on size/shape".

£3k and the list of work surprised me.

While there is a legal requirement for the roofer to supply scaffolding for their workers etc to work safely ... my roofer and his son and worker used to just go up there using a couple of dodgy ladders and run about on it without a care in the world.

Doozergirl

PasturesNew wrote: »

When I started reading I thought "OK, replace flashing ... £600-1000 max, depending on size/shape".

£3k and the list of work surprised me.

While there is a legal requirement for the roofer to supply scaffolding for their workers etc to work safely ... my roofer and his son and worker used to just go up there using a couple of dodgy ladders and run about on it without a care in the world.

Mine wears "Spiderman" slippers up there! :rotfl:

Proper Spiderman branded novelty slippers, not some fancy-named roofing contractor shoe!

moneysaver

TimothyClaypole wrote: »

Is there any rot in the roof timbers as it seems reading that the builder is bumping up the price for something that's probably not a problem?

Sorry I may not have been clear on my first post my fault.

Builders notes:
Attack of wood rotting fungi of the wet rot species was noted in chimney bridal to rear of chimney. This attack would appear to be due to moisture ingress from flashings/tiles around the rear of the chimney.

After consideration of the pattern of moisture readings found and the general pattern of dampness found, we conclude that the dampness is due to the following: Moisture penetration due to defective chimney flashings / roof tiles.

Remedial work to be carried out:
Platinum chemicals fungiside (10x) timber preserve
Platinum Chemicals deepkill timber paste


And everything else on my first post. Sorry if this has confused people, but it was not just a matter of renewing any tiles or flashing. It seems there are loads of stuff wrong below the chimney/roof.


Thanks
Moneysaver