Survey back - new roof?!?

AAS · 28 February 2011 at 8:58PM

Hi

We've just had our full survey back and it's looking scary. The main part we're worried about is the roof needing replacement but also there is evidence of damp in some areas. Does anyone have any idea of costs of repairing the roof - it is a small end terrace clay tile roof? What about the other stuff? Not worried about the guttering but I am about the damp...

Urgent Repairs:-

· Recover the roof and repair/rebuild the chimney stack;

· Check the support for the chimney above the rear bedroom and improve as necessary;

· Replace the rainwater gutters and downpipes;

· Arrange for a specialist damp proofing and timber treatment firm to carry out a full inspection of the house. Undertake the necessary treatment;

· Arrange for an inspection and test of the electrical installation and appliances by a competent electrician.

Non Urgent:-
· Repoint defective areas of brickwork to the external walls;

· Provide adequate insulation in the roof space;

· Carry out internal and external redecoration;

· Repair/replace the kitchen units

About the roof -
The roof is sloping and covered with plain clay tiles. These are old and may well be original. Several of the tiles are broken or are breaking up and as there is no roofing felt beneath the tiles, daylight is showing through into the roof space where there are holes in the roof covering. These will allow water penetration into the house.

pararct · 28 February 2011 at 9:13PM

The work on the chimney stack could be more problematic than a roof replacement. The fact it has been hilighted as urgent may mean it is unstable.

Do you sense you have room for a serious price re-negotiation with the seller?

The only real way of getting an idea of the cost is to get a builder or three in to quote on the work.

AAS · 28 February 2011 at 9:23PM

We offered £150k on a £155 house so you'd think so but they originally turned down our offers of £147 and £149 and only came back with £150 after 3 weeks and the EA said they will sell for £150k but want to make it clear they will not renegotiate on the price - I said I was happy to agree that price unless there was some any serious issues on the survey. I'm thinking these are serious/expensive but have a feeling they will not renegotiate and then we'll have to walk away having wasted all this money on fees.

Do I need to call a builder or roofer or both to get a rough idea of the cost?

somethingcorporate · 28 February 2011 at 9:25PM

Get lots of quotes, we just had a new roof quoted and they ranged from 4.5k to 12k (including felting, repointing and a full re-roof retaining as many of the original slate tiles as possible).

This is for a 3 bed terrace.

TVA · 28 February 2011 at 9:37PM

It sounds like your beams etc are probably ok which will reduce the cost somewhat - I'd allow £5k for the work butg it may be more if you are in an expensive area like London. The chimney sounds like it is crumbling quite badly and I would suggest you get a builder to check it out - get a couple of quotes for all the work. The damp clause is pretty standard and gets put in most surveys on old properties, chances are if the gutters and roof are dodgy there will be some damp but this will dry out once the repairs are made. You need to look for evidence of rising damp - check the chimney breasts and external walls at the bottom by touching them. Best advice here again is get a reliable damp company out to do a free survey ( they want the work so should agree to do this). Get the estate agent to reccommend someone as some damp companies will find damp regardless of whether there is any - if the agent's any good they will know from experiance who the reliable local companies are. The electrics again is a standard clause and there may not be a problem - have a look at the consumer unit and see if it has rcd switches or old plug in fuses - this will be your first clue. If its rcd the electrics wont be terrible, if its fuses you need to consider how old the wiring is - more than 60 years and you will need a full rewire in all likelyhood - less and you need a new consumer unit. Rewire will be £3K+, consumer unit £160 so its a big difference plus re-wire is a pig of a job - very messy. Any doubts- get a sparky to take a look.

I agree - you can always look to negotiate - point out that these will come up in any survey so they will have theis problem with any potential buyers but of course it depends whether you got a good deal in the first place and how much you want the house.

AAS · 28 February 2011 at 9:50PM

Thanks for you input. We can get my partner's dad to look at the chimney & guttering (he's a general builder). There are comments about damp, the chimney breast needs to be tanked, one area of wall seems damp and as the floor downstairs has laminate he couldn't check. It also said more minor stuff about capping unused flues and improving ventilation - it has sash windows which can't be opened as vendors have painted over them! Also it says the basement room cannot be described as a habitable room only storage - the EA tried to say it was a 3rd bedroom as that's what the vendor was using it as, I thought it would be an issue because of fire Regs but they are dodgy describing it as a 3bed!!!

somethingcorporate · 28 February 2011 at 9:51PM

My highest quote was from a builder (since he would have to sub-contract) and our lowest two were both from roofers.

Where in the country are you?

AAS · 28 February 2011 at 9:56PM

The house is in Wiltshire (Devizes).

diable · 28 February 2011 at 9:58PM

£20k off the price or just walk away but leave them your number and instructions that if they still haven't sold the property in the next month you want £25k off the price. The other alternative is that they do all the work and you pay the asking price.....

pararct · 28 February 2011 at 10:11PM

You need to look at this from this point of view if the seller will not negotiate.
Without the survey you would have been lumbered with a lemon and paid (pretty much) full price for that lemon. The survey has highlighted some quite serious defects and ones that would normally be subject to re-negotiation.
On that basis if you do have to walk away look on it as the amount of money it has saved you.

If you will be seeking a mortgage for the property your lender may well impose conditions that this work is completed prior to them releasing the funds.

bris · 28 February 2011 at 10:26PM

There should be two valuations for this property considering the extensive work that needs done. You need a surveyor who can tell you what it is worth now in it's current state and what it will be worth when it's work is finished. It may be that the £150k is reasonable in it's current state.