Survey Says Roof Works Needed- Can Anyone Help?

Odie_Schmodie

Hi, as I am a solo FTB with no family MSE feedback is my lifeline!Just had the Home Buyers R done on property, valuation to lender OK and the market price also OK on the HBR but there are a few glaring Red 3s on the report. ANy help in interpreting would be MUCH appreciated.

The bit I am most worried about is regarding roof structure:

"The main roof structure has spread and undulates and roof timbers need better restraint and strengthening to stop any further deflection. This is considered to be a hazard and safety risk and requires urgent attention. The remedial works could be costly and estimates should be obtained before exchange of contracts. As further investigations are required these should be concluded before exchange of contracts."

I am also a bit puzzled about some other comments which sound alarming but then are noted as "not urgent", like (about roof coverings)

"The coverings are in satisfactory condition for their age with no serious disrepair evident. However, evidence of leakage was found to the south eastern and south western valley areas in conjunction with deterioration to the roof lining directly below. As a result, repair and making good is required due to the problems of leakage being encountered at present. This is not considered to be either serious or urgent and can be dealt with soon after taking ownership."

and

"The roof lining is torn in a number of areas and now requires repair to reduce the likelihood of rainwater entering the roof void. This is not considered to be either serious or urgent and can be dealt with soon after taking ownership."

EA said surveyor had already mentioned issues about the roof and the vendor is already working on it. He asked if I could share the survey.

My questions are:
a-) How much of an ordeal does the structural bit sound like?
b-) Who does a "roof inspection" (can you trust a tradesman- will they not try to find fault, whatever the condition?)
c-) If the vendor will really do the work would it be fair to ask them to do something about the bits marked as "not urgent"?

The house is a 3 bed Edwardian terrace that has been recently done up by the grandsons of the original owners. New kitchen, bathroom, boiler, electrics, carpeting, joinery, windows etc.

THANK YOU!!!!!!

Odie

camptownraces

Contact the surveyor to ask for a specification of the urgent work.

Then get a couple of roofers round to quote against the spec.

jessbob

You should obtain estimates for all the works required revealed by your valuation/survey report, regardless of what category it states. Category 3's are the most urgent, but it is best to obtain quotes for all the remedial works etc then you will have some idea of how much everything is going to cost, even the works you would be prepared to undertake yourself following completion. You can then negotiate with the seller as to what works they would be willing to carry out or give an allowance for off the purchase price. Your estate agent should be able to help you with tradesmen to give you such reports and estimates.

teneighty

Is this a case where the old original roof slates have been replaced with heavier concrete tiles?


It depends how far the roof timbers have spread and whether they have caused any movement to the walls as to extent of repairs.


If movement is not too serious it could just be a matter of installing new ties and supports in the roof to stop any further movement, rough estimate £1500. If movement is too far gone roof needs to be stripped and jacked back into place, new ties and supports installed and then tiles put back on with new battens and sarking felt, renew defective valleys etc. rough estimate £5000 - £8000 plus depending on size of property.


Ask the surveyor about cause of roof spread and remedial works required. Get quotes from reputable roofing companies, they should know a good carpenter to do the roof stengthening.

Kynthia

You aren't buying a new build so some parts if the house will be mid-way or nearing the end of their useful life. Unless they urgently need fixing now to prevent damage and are also expensive they aren't usually catagorised as a 3. Most buyers consider them part of the ongoing maintenance of owning a house, and don't believe they are a 'deal breaker'. However the surveyor has brought them to your attention so it's up to you what you do about it. The roof issue needs investigating as it could be very expensive.

drdpj

Oh, and don't share the survey with the EA - they always ask. It's your survey, done for you. You're sharing the main issues with them anyway.

d.

AdrianC

Odie_Schmodie wrote: »

The bit I am most worried about is regarding roof structure:

"The main roof structure has spread and undulates and roof timbers need better restraint and strengthening to stop any further deflection. This is considered to be a hazard and safety risk and requires urgent attention. The remedial works could be costly and estimates should be obtained before exchange of contracts. As further investigations are required these should be concluded before exchange of contracts."

Get some roofers to give you a specialist report and quote. That doesn't sound like a backside-cover. That sounds like it has the potential to be a real problem.

Odie_Schmodie

Wow thank you! This is very useful- great information about what the roof structure problem might be about, how to play it, how to work with the survey/EA, what to expect in an older house. Feeling so much better about facing the EA next week when I am supposed to give them a round down of what I need from the vendor to do!