Homebuyer report - is this anything to worry about?

deviruchi

Hello all,

My partner and I are in the process of buying our first house together. We've received the homebuyer report and there's a condition rating 3 I wanted to ask your opinions on as we're both a bit green.

It is regarding the porch roof covering, and says:

'Single storey extension to the front has a mineral felt covered flat roof. The life span of a flat roof covering is difficult to predict. The surface may appear sound, but a minor defect can cause deterioration to the fabric beneath. Such problems can go undetected for a period of time. Flat roof coverings should be checked regularly. The roof is unlikely to comply with current requirements in terms of insulation and ventilation and may be prone to problems developing within the structure, which can go undetected. You should allow for upgrading when the covering is renewed. Detailing to flat roof edges and junctions with walls or roof slopes are vulnerable points and should be kept in good repair. There is evidence of previous patch repairs and a need for replacement within the short to medium term must be anticipated. I recommend you obtain a report and quotation from a contractor for replacement and budget accordingly.'

Am I correct in thinking this isn't a serious issue but something to bear in mind that we should replace? We are thinking of getting a few different roofers to look at it and quote for the cost of replacing it and allowing for this in the money we will be keeping back for upgrading etc (basically what it recommends we do). Should we get quotes before proceeding?

And regarding the main roof:

'The main roof is of pitched and ridged, timber framed construction clad with concrete tiles laid on battens and underfelted. There is no evidence of significant distortion and the roof coverings are in a condition consistent with their age. The tiles show signs of weathering and deterioration but generally appeared serviceable. Moss growth impedes rainwater run-off, causes deterioration of the covering, leads to blockages in rainwater goods which may cause water penetration and lead to rot or other defects. In common with the majority of properties of this age, gable verge detailing incorporates asbestos cement boarding. There is no risk to the occupants of the building however, care will be required when working with or close to this material.'

I am confused by some of the wording in this 'In common with the majority of properties of this age, gable verge detailing incorporates asbestos cement boarding.' - does this mean there might be asbestos cement boarding or there is asbestos cement boarding? If it's the latter do we need to do anything about it (the report doesn't suggest so)?

The rest of the report looks fine, condition rating 3 for electricity and gas but I understand this is standard as they are not tested as part of the survey. Some 2 ratings for windows that have a type of double glazing which is prone to misting (though there is no evidence this has happened), they cannot confirm safety glass has been used on doors etc and the staircase balustrade doesn't meet current regulations which they recommend be upgraded if there is to be young children (not for a while!). Everything else is rated 1.

Thanks in advance for any advice!

princeofpounds

The flat roof thing is nothing special to worry about, just expect a leak and a repair bill at some stage. It is something you might want to try to reduce your offer slightly on but frankly this is firmly in the 'negotiation' territory and I'd expect the seller may well say no.


The asbestos boarding sounds like it is asbestos, rather than it may be. You don't need to do anything with it, but if you ever have to work on it (e.g. guttering) then it requires expensive protective measures. Asbestos components are one of those things that is not that uncommon, and not really a problem unless you want to disrupt them in some way. Then they can be a pain.


The current regulations for balustrades are very tight, with far smaller permissible gaps than they used to be. Even if you have children it might not be something to worry about as long as it is actually firm enough and doesn't leave excessive gaps.

dragonsoup

Lot of ifs buts and maybes in that - we had a similar flat roof report on a previous home. Despite being told it was at the end of its life and should be renewed in the short term it never leaked and we never got round to doing anything about it. It was still in place, untouched by us, when we sold the house 7 years later.

As for the balustrades -our the next house was a 70s build and had "ranch" style horizontal bannisters around the galleried landing and stairs. Looked lovely but it was very climbable by a small child and we had a 2 year old at the time.

I did consider putting some temporary boarding over it but never got around to it. The only person who did fall off the landing was the cat.....(!)

AdrianC

Asbestos cement board is nowhere near as scary as it sounds - if/when it needs replacing, just make sure you get the old down in one piece, and don't go near it with powertools.

As far as the rest goes - nothing there to worry about in the short term, but - yes - you need to consider doing something with that flat roof longer-term. Get the moss cleaned off the main roof, and give it a good inspection at the same time. If you're not too bad with heights, it's not a hard job to DIY.

I wouldn't even bother asking about a reduction on the flat roof - it was obvious when you viewed, so your offer can be expected to have taken it into account.

princeofpounds

Asbestos cement board is nowhere near as scary as it sounds - if/when it needs replacing, just make sure you get the old down in one piece, and don't go near it with powertools.

You will need to arrange special disposal by licensed carriers.

AdrianC

Not for asbestos cement board, you won't. Many local tips will take it.

Windsorcastle

AdrianC wrote: »

I wouldn't even bother asking about a reduction on the flat roof - it was obvious when you viewed, so your offer can be expected to have taken it into account.

^^ I agree. The seller would tell you to take a hike if you ask for a reduction on something which was plain to see when you viewed AND which isn't a defect anyway. My previous property had a flat roof, and it was a bit of a pain in that it probably did require more repairs than a pitched roof, but hey ho. All roofs will require repair or replacement at some point and that's part of being a homeowner.


There's nothing on the bits of the report you have quoted that would put me off buying the property OR make me feel justified in asking for a reduction. I wouldn't worry.

red_imps_2003

There is nothing there that would put me off a purchase or even consider negotiating the price down. It's all fairly typical stuff that one would expect in most used properties. Flat roofs do tend to require regular maintenance (e.g. re-sealing) and occasional replacement (maybe every ten to fifteen years). As above, the asbestos is only a potential issue if it needs breaking up for some reason.

G_M

Basically the report tells you

a) how the roofs are constructed
b) flat roofs don't last as long as pitched roofs
c) neither roof is brand new
d) all roofs need maintaining/replacing eventually
e) there are no defects or problems currently apparant with either of the roofs

What is the grounds for re-negotiating on price.......?

Dird

I just recieved mine. Do most surveyor's list gas/electic/drains as rating 3 (seems OK but get a certified expert ASAP)? what scaremongering -_

daveyjp

If there is no documentation to show the gas, electric and drainage have had a recent inspection there is no other option.

A surveyor isn't a gas engineer, electrician or plumber.

If you go to your GP and they identify a potentially serious health issue do they deal with it themselves or advise you go and see a specialist? A GP surveyor is no different. Lots of basic knowledge in lots of areas, but no in depth knowledge of most of them, hence the need to suggest using an expert.