Survey Report: Thatch Roof Overlaid with Tiles

Steffi747

I have spoken to the surveyor and his opinion is the roof is generally in a good condition. He states the thatch was too compacted to pull away and look for a secondary structure to hold the tiles. So, if documentation exists, it should be ok. If not we will be getting a roofer to go in and cut the thatch to look for the structure. If there is none, we may be in trouble

Vendor is away until next week, but I have raised my concerns with the EA.

I will keep you updated.

G_M

moneyistooshorttomention wrote: »

Must say I would assume that the previous owner wanted to avoid the (much) higher insurance costs that thatched properties have and the thatch was a bit "worse the wear" anyway.

The cheapest bodge out of the situation was to pretend the property had had the thatch replaced - but actually it was still there (and the vendor had saved themselves the cost of ripping off the thatch before putting on the tiles).

Also wouldn't touch it with a bargepole.

If this is the case - he's mad.

If there is a fire, the insurer will refuse to pay out on the grounds that they were misled about the roof. If they offered insurance on the basis of a tiled roof, and there is in fact thatch, the insurance will be invalid.

G_M

Steffi747 wrote: »

I have spoken to the surveyor and his opinion is the roof is generally in a good condition. He states the thatch was too compacted to pull away and look for a secondary structure to hold the tiles. So, if documentation exists, it should be ok. If not we will be getting a roofer to go in and cut the thatch to look for the structure. If there is none, we may be in trouble

Vendor is away until next week, but I have raised my concerns with the EA.

I will keep you updated.

You seem confident that the vendor will allow your roofer to "cut the thatch".

Hmmm......

teneighty

Wouldn't it be easier and less disruptive to lift a couple of tiles?

I cannot see why the surveyor/valuer couldn't push a thin probe through the thatch so that they could establish the depth between the underside of the thatch and the underside of the tiles. That would have at least established if it is a full thatch and whether there is a void above where a secondary roof structure has been constructed. This roof must be getting on for over 2 feet thick I cannot understand why they cannot work out the construction, how on earth have they hidden the thatch at the eaves?

From the photo it looks like it is quite an old building. Are you sure the surveyor/valuer is up to the job or is it just one of the national chains linked to the estate agent/mortgage provider?

Steffi747

It was a full building survey done by Countrywide Surveyors.

I hope the vendors allow some investigation. The property has been on the market for at least 2 years, if we pull out the next buyer will have the same issue. I think it is within the vendors interest to allow some investigation.

I will suggest lifting the tiles to the roofer, if we have to go down that route. At the moment I'm hoping some paperwork will turn up regarding the thatch, but I highly doubt there will be any.

Insurance will obviously be an issue....:(

G_M

Steffi747 wrote: »

Insurance will obviously be an issue....:(

Yes.

If you get as far as ownership, I advise you to fix the roof so that either you have a thatched roof, with all the charm, and expense, that entails, OR a tiled roof, with no thatch!

annie123

Looking at that picture it looks like a very old thatch roof to me.
The surveyor says it's unusual; not illegal, dangerous or shouldn't have been done etc.
These days thatch it has a liner under it and a fire retardant too.
I would do the following:

1. Ask the owners when they're back if they did it? and if so why and when? or if not do they know when? and what did their surveyor say about it?
2. Explain your confusion/concern to the surveyor and ask him if he has seen it before locally?
3. If the weight of the tile roof was going to sag it would have done so within a few years of having it done. Any sign of sagging?
4. Get a roofing company in to remove a few tiles and see what's under there.
5. If roof is sound and looks supported then I'd get the underside boarded and insulated like any other loft and if you're worried about fire risk sprayed too.

I wouldn't let it stop me buying it.

EDIT: insurance isn't an issue, all thatch properties are insured too.

teneighty

Are you sure the surveyor/valuer is up to the job

It was a full building survey done by Countrywide Surveyors.

That'll be a no then.

If roof is sound and looks supported then I'd get the underside boarded and insulated like any other loft and if you're worried about fire risk sprayed too.

DO NOT DO THIS! Thatch must be allowed to breathe. If you seal it between insulation and tiles you will have compost in about 18 months!

Steffi747

annie123 wrote: »

Looking at that picture it looks like a very old thatch roof to me.
The surveyor says it's unusual; not illegal, dangerous or shouldn't have been done etc.
These days thatch it has a liner under it and a fire retardant too.
I would do the following:

1. Ask the owners when they're back if they did it? and if so why and when? or if not do they know when? and what did their surveyor say about it?
2. Explain your confusion/concern to the surveyor and ask him if he has seen it before locally?
3. If the weight of the tile roof was going to sag it would have done so within a few years of having it done. Any sign of sagging?
4. Get a roofing company in to remove a few tiles and see what's under there.
5. If roof is sound and looks supported then I'd get the underside boarded and insulated like any other loft and if you're worried about fire risk sprayed too.

I wouldn't let it stop me buying it.

EDIT: insurance isn't an issue, all thatch properties are insured too.

Thank you for these tips. Will approach the vendor via the EA upon their return.

annie123

teneighty wrote: »

DO NOT DO THIS! Thatch must be allowed to breathe. If you seal it between insulation and tiles you will have compost in about 18 months!

It can still be boarded with ventilation allowances, it would also still be able to breath on the outside even with tiles over.

I may well be wrong but I'd bet it was done back in the 70/80's