Survey results - Need a new roof

Janie1975

Hi,

I wonder if anyone can help....

We have just had a homebuyers survey back on a house we are buying (not exchanged or completed yet). There are a few things on it that we were aware of and negotiated the price down from £250K to £230K in light of this. ie. new boiler, new window, new electrics etc.
However the survey has come back stating it needs a new rood and some of the timbers have rot and woodworm. This is what it actually states:
The main roof to the property is of a simple ridged design clad in stone slate. The roof is in a poor and sagging condition with some damaged slates.
The roof frame is of traditional purlin and rafter construction. The roofs are insulated but there is no underfelting.
There is evidence of daylight in the roof voids as well as rot and woodworm infestation of the roof timbers.

Dampness is affecting the walls in the hall and kitchen, I suspect this is due to rising dampness.

Woodboring insect infestation is affecting the roof timbers.

The main roof is in poor condition and beyond repair.

You now need to instruct a roofing contractor to provide an estimate to renew the covering, provide suitable underlay and carry out any strengthening required to the roof structure.

The surveyor also valued the property at £225,000. We have paid £230,000 (originally on the market for £250,000).

My main question really is, does anyone have any idea of a ball park figure of a cost for this. We are in the process of getting roofers in to give us quotes, but am just wondering as it has come as quite a shock today and I am panicking!

The mortgage provider have said they may put a retention on the mortgage which is fine, but I ahve also read on here that someone was refused a mortgage until the seller has rectified it himself. I would rather negotiate a lower sale price and do this ourselves, but obviously I need the mortgage to buy the house.

It also needs a DPC, as it seems to be just the hall and kitchen can you isolate a DPC to just these areas or do you have to do the whole house?

the house is a 3 bedroomed mid stone cottage.

can anybody give any advice?

huge thanks in advance :eek:

diable

Shut the door, turn around and just walk away unless you can get it for £200k and are prepared to put up with all the work.

Janie1975

But we LOVE the house!!!!

It's in Yorkshire so we won't be paying London prices, by this do you think it is gonna cost a fortune??!!

I suppose we just see how much we can negotiate!! We don;t mind the work going on and can put up with that, I just want to make sure we can afford it!

Inactive

diable wrote: »

Shut the door, turn around and just walk away unless you can get it for £200k and are prepared to put up with all the work.

Agreed, walk away from it, why buy a house that is full of serious problems?.

If the woodworm has spread to the other properties it will likely come back and infest the new roof.

dave82_2

If you love the poperty you should get several quotes to remidy the issues well before exchange.

Don't be put of by the mention of woodworm I would imagin most properties of this age will have had some at some point. Get specialist wood worm surveys and find out if it is active or just old wood worm holes.

The others are right though! This will be hard hard work probably cost more than you expect so you might be better finding a house without so many problems!

No one on here can tell you how much it will actually cost so get quotes!

We are doing a 1928 house just now and have spent double what we estimated by researching online!

Good tradesmen are expensive and sometimes bad ones are too!!

27col

An awful lot of people have been blinded to the faults of a house because they fell in love with it. Either get a serious reduction(£50,000) or walk away from it. If you don't, then be prepared for a huge expense and disruption.

diable

Janie1975 wrote: »

But we LOVE the house!!!!

It's in Yorkshire so we won't be paying London prices, by this do you think it is gonna cost a fortune??!!

I love young tall slim sexy blondes who are high maintenance but I don't need my wallet emptied without good reason.

Yep it'll cost a lot not just financially but mentally.

Janie1975

Thanks all for your help! I understand you saying walk away, but we were prepared for a lot of the work anyway.

I have just been on the phone to the surveyor and he has given a ball park figure of £4-8K for the work so a lot better than i was expecting.

Definitely going to negotiate and try and get another £10K knocked off. It's not just the house, the area is where we want and not a lot of houses in our price range come up here.

you may think we're a bit daft, but we don't mind the renovation aspect, it was just the cost!!

Thanks again for all the replies so quickly!

dave82_2

Although the surveyor has given an estimate. Please please please get several quotes from actual tradesmen. Like I say I got so many people telling me "that will be about £x"... and it ended up costing double!

You should also be well aware that when you start picking away the surface of a property like this you will find more issues!

I am glad we have taken our project on but it is hard financially and mentaly!! Will be worth it in the end though we looked for 3 years so didn't rush into anything!

Remember to get the electics checked as well!

We have ended up...

Rewire
Brand new central heating
Re point
Doors bricked up
Walls knocked down
Full replaster
New kitchen
New bathroom!!

And the end seems so far away still! 5 months in!

Janie1975

Thanks Andrew B...just called the surveyor and he was really helpful and put our minds at rest. It is a case of heart ruling head in part, but also, we know that once all the work is done it is a good investment in a good area, so just hope that the vendor is open to negotiation now, otherwise, yes, we definitely walk away and probably like you, end up living out of boxes!!

Thanks

Janie1975

Thanks dave!

Don't worry, we have spent the afternoon calling roofers and damproof people so will be getting plenty of quotes!!! i just wanted a ball park figure to put my mind at rest really!

We are anticipating the house being a 'money pit' for the first few years and apart from the replastering sounds pretty much the same as the work you are doing, there is only so long I am gonna live with a beige bathroom suite!!