Survey results - vendor ignoring roof advice

jayd84

Hi all, Just had a homebuyer survey completed for a house we've put an offer in for.

Succinctly, the report mentions that the roof is missing a few tiles and has used a lime based mortar to the underside of the roof as a secondary barrier to rain...which is an old method of protection and not effective in the long term. The report also recommends periodic inspections to identify any early signs of damp penetration and for this to be done at the next annual maintenance

The wife and I took this as a cause for concern and requested the vendor have a roof inspection, to which they've declined as the condition is 'typical of a house this age' and we've 'bought the house as seen' - to give this comment more context a few small things thrown up in the survey (gas safety inspection on an old boiler and 1 pane of double glazing that misted up and needs to be replaced) they are prepared to remedy, aside to this their estate agent has tried to discredit the report as 'surveys need to have things in to justify us paying for them' - which I found a bizarre comment to make since they don't benefit from a good or bad report.

We are trying to remain objective here on how to proceed next and have since driven by the house and seen that a few neighbouring houses have new roof coverings but many do not...so is the survey being over cautious?

Should we pay for our own roof inspection (£400...and even if something comes up the vendor has already said that the house is 'sold as seen' and they are 'happy to put it straight back on the market' if we dont proceed at the given price.

We've spent around £1200 on fees so far and don't want to just throw our money away...

What do people think?

Jamie

vegasbaby100

Have a couple of roofing company go and quote for any remedial work needed and ask for their assesment on the roof. They will be able to give you an idea of price for any works that are essential and a guide on long term viability of the current roof coverings for free. Once you have their information then speak to the vendor if needed.

ACG

The vendor can do what they like, as can you.

Is it worth spending £400? Only you can decide whats worth doing.

Reports can be funny. Ive seen a report with a red light next to about a bay window with a flat roof saying they are prone to leaking - which is technically correct but the bay window was fine it wasnt leaking and didnt look dated.

On the otherhand, mine came back saying the house could do with rewiring in the next couple of years.... when i got the keys one of the plug sockets was black with smoke!

So it can vary.

If its worth risking £400 then go with it, if its not worth £400 then move on. I would be reluctant to spend £400 but i wouldnt want to buy a house where there was doubt about the roof - if they were not prepared to meet half way at best i would move on and look for another property.

ValHaller

jayd84 wrote: »

We've spent around £1200 on fees so far and don't want to just throw our money away...

What do people think?

The fees you pay to find out things which stop you buying the house are money well spent.

In that respect, the wasted money is the fees for the house you do buy.

Before you commission a roof survey, think if it is going to tell you anything you don't already know - or what question it needs to address. You already know that the roof is in no more than fair condition and that other similar roofs have been replaced.

So I would say you are in a position to know what you need from the vendor in terms of what you would ask for to cover the issue of the roof and you also know you are likely not to get any concession. That being the case, it is worth not doing the roof survey and reducing your offer to cover a substantial proportion of the roof works. As a prelude to the vendors rejecting your new offer.

rob404uk

This doesn't sound as bad as it is being made out to me although there is no way of knowing without seeing. The repair cost could just be a few tiles and labour. The lime based mortar to me doesn't sound like the end of the world. Yes it is old and may need updating, but a modern roof would probably not withstand cricket ball size hailstones. To me it is like saying a thatched roof is not a modern way to build rooves.

For peace of mind I would probably get a quote from a builder, however, if the house was old I would probably tell you the same as the vendor.

G_M

There is very little of significance here and I would probobly react as the vendors have done - especially if I'd been living there happily for some years without issue:

jayd84 wrote: »

Succinctly, the report mentions that the roof is missing a few tiles
a tile costs less than £1. A chap with a ladder can replace "a few" in half an hour: £50 labour? This is not worth discussing
and has used a lime based mortar* to the underside of the roof as a secondary barrier to rain...which is an old method of protection and not effective in the long term.
a "secondary barrier to rain?!" my house has NO "secondary barrier"! Roof tiles are designed to protect from rain.
The report also recommends periodic inspections to identify any early signs of damp penetration and for this to be done at the next annual maintenanceMeaningless. Of course one should periodically check ones property! That's the difference between home-ownership and being a tenant.

Now - if the survey had said that there was damp NOW, then I'd agree, something needs to be done. But it doesn't.

The wife and I took this as a cause for concern
So if a car mechanic told you that at some unknown time in the future your tyres would run flat and you should periodically inspect them, you'd be 'concerned'?

Sorry - bad analogy, since it is CERTAIN that the tyres will go bald at some point. Your roof is likely to remain rain-resistant for 10, 20 50 years!
and requested the vendor have a roof inspection, to which they've declined as the condition is 'typical of a house this age' and we've 'bought the house as seen'
seems fair
- to give this comment more context a few small things thrown up in the survey (gas safety inspection on an old boiler
what about it? You've had an inspection and it says what? Or you haven't, in which case, up to you to decide if you want one!
and 1 pane of double glazing that misted up and needs to be replaced)
I've got one pane misted up - been like that for 10 years and I've got used to it. No big deal. If you don't like it, replace it!
they are prepared to remedy,
Oh - well, very generous
aside to this their estate agent has tried to discredit the report as 'surveys need to have things in to justify us paying for them' - which I found a bizarre comment to make since they don't benefit from a good or bad report.well they do benefit. If a bad report reduces the sale price, thier % commission drops. If the sale falls through, their commission vanishes. Just ignore the EA who does not work for you, and is only concerned to see the sale go through.

We are trying to remain objective here on how to proceed next and have since driven by the house and seen that a few neighbouring houses have new roof coverings but many do not...so is the survey being over cautious? all properties need periodic maintenance. All owners are different.
Some may have new roofs because a storm affected them badly.
Or the roofer who gave them an estimate for "a few slipped tiles" persuaded the owner a whole new roof would be "more economic in the long run" (and more advantageous for the builder!)
You cannot judge by the neighbours.

Should we pay for our own roof inspection (£400...and even if something comes up the vendor has already said that the house is 'sold as seen' and they are 'happy to put it straight back on the market' if we dont proceed at the given price. Total waste of money.

We've spent around £1200 on fees so far and don't want to just throw our money away...
The £1200 is irrelevant. It is part of house-buying. You must either buy the house you like, or walk away and start again.
What do people think?

Jamie

I think you are worrying about nothing.

* ps - My house is built of stone, and the entire pointing (cement between the stones) is 'lime-based'. Yes - that's how they used o do it. It lasts for decades and more.

dimbo61

The estate agent works for the vendor and the vendor has said you are buying the house as seen.
If you want a brand new roof then either arrange for a new roof once you move in or buy a new property.
Is there any signs of damp in the upstairs bedrooms? can you see any tiles missing ? How old is the property/roof ?