Roof membrane - can anyone help?

itsakidsworld

It sounds as though your roof has "rag based" underfelt fitted which is perfectly normal. It was a cheap option when fitting new roofs although it rots over time. Birds can nest in the roof void and peck away at the felt causing it to become worse over years. Another problem with rag based felt is that where it runs into the gutter it rots over time and then "drops back" into the roof void. Another problem which caused rag based felt to rot was the lack of roof void ventilation. Once any of the above occurs then the felt is “null & void” and to be perfectly honest with you would require replacing if the roof was to be re-instated to its original condition. The reason for this is that the felt is fitted for a purpose and as it is damaged at this moment in time serves no purpose whatsoever.

Roofing felt fitted reduces heat loss so there will be an issue here. In the "olden days"(Victorian) when roofs were covered in slate instead of tiles roofing felt was not around. Once the slates had been fitted the underside was sealed with what is known as torching. This is "pointing up" on the underside of the roof to keep slates in place using a “lime based mortar” whilst also reducing draft and stop snow drifting under. Roofing felt replaced this method.

Many properties get sold without roofing felt and many get sold with rotten roofing felt or with the torching missing due to maintenance over the years- all perfectly normal. Negotiate or if your husbands’ friend is a roofer ask him how much it would cost to replace the felt with existing tiles and to include ventilation. Measure this against a price reduction.

keystone

Is it between the tiles and the rafters o is it under the rafters? Can you take a pic and link it here or to another site like photobucket or imageshack.

It sounds as if the surveyor has applied the CYA principle to his report throughout. When that happens a dose of reality is often required. My survey on this house in 1986 said that that there was evidence of "softness" in window timbers "leading to a maintenace liability in the future". I took no notice. 20+ years later they are still fine.

But your buyer will take full advantage.

Cheers

keystone

itsakidsworld wrote: »

..............In the "olden days"(Victorian) when roofs were covered in slate instead of tiles roofing felt was not around..........

Nor was it in the thirties either when they used clay tiles.

Cheers

itsakidsworld

keystone wrote: »

Nor was it in the thirties either when they used clay tiles.

You are correct- sorry- when I read it back what I posted I realised this but left it instead of editing it- my apologies for any mis-information.

Maybe you could post a picture and we could give you a more accurate answer?

donnaessex

Hi everyone.

Thanks so much for all your posts - they've been really helpful. In the meantime, my husbands friend has popped round to have a look and he says its NOT a membrane. He said when the houses were built, the tiles used to be lined with horsehair (?) and as the house is getting older (1920 build), the horsehair is understandable rotting. He says it doesnt make the roof any less effective. The previous owners have obviously lined the rafters with black rubber sheeting (like thick binbags) to stop the horsehair rotting and dropping onto everything they had in the loft.

He said some of the sheeting is torn in places and thats obviously what the surveyor has picked up on but it should never have been on the survey report - what can I do???

They are coming round on Saturday to have a good look up there but to be honest it does look a mess and I'm just hoping its not going to break the deal.

I've also spoken to two of my neighbours who said they do NOT have membranes up there and the buyers are welcome to knock and speak to them on Saturday if they'd like which is nice of them!

Thanks again everyone!

keystone

donnaessex wrote: »

He said some of the sheeting is torn in places and thats obviously what the surveyor has picked up on but it should never have been on the survey report - what can I do???

Yep - CYA!

Cheers

JW_Builders

The surveyors has recommendation to repairs and allso said that the asking price was fair taking into account the condition.. This answer the question.
You are selling the property as it is. At a fair price. . If the new owns / buyers want the house it comes as it is. " A fair price for the condition" as it is.
If you are going to pay for the works that are only recommendation are you going to rexlect this in the new asking price ?

good luck