Roof 3's on Homebuyer's Report a huge concern?

BobH84

Hi all, I'm hoping that someone would be able to take a look at this Homebuyer's Report we've been given and put it into some kind of context. There's some 3's here for electric and gas because presumably the surveyor isn't gas safe or an electrician, and 2's because I need to go and pick some moss out of a gutter and from the roof, but there are some bigger concerns about the roof and a lot of this is a bit scary for me.

The house is a 1930's semi with three upstairs bedrooms with the box room above front door etc. Two storey extension adds kitchen space, garage and two bedrooms.

I'm going to post the scarier parts from the report:

F1
Roof structure The main roof space
This roof space consists of the original house and side extension and we gained
access to the area via a hatch in the first floor passage way ceiling. Furthermore,
the roof structure is formed of traditional timber construction with partial steel and
block-work supports.
There is evidence of some distortion of the roof structure with splitting of the rear
vertical support noted together with unevenness of some of the floor timber
members. This roof structure distortion could be linked to the out of line roof eaves
mentioned earlier in Section E2.
In addition, the distortion could be associated with cracks to the rear bedroom wall
which is later discussed in Section F3 below.
The roof structure distortion may be serious and you should now obtain a report
from a Structural Engineer which should include a detailed analysis of the cause of
the defect, the works that are required to remedy the problem and associated
costs.
Condition Rating 3.

F3
Walls and partitions The internal walls are of solid construction and there are localised cracks affecting
some areas such as the rear bedroom back wall of the original house. The cracks
could be linked to the roof structure distortion mentioned in Section F1 and this
needs further investigation from a Structural Engineer to establish the cause.
We also observed other cracks affecting areas such as the kitchen roof space wall
and side extension walls. These were probably caused by the old subsidence
discussed in Section E4 and thermal changes. The cracks appear to be longstanding,
but the cracks should be repaired.
Condition Rating 3.

E1
Chimney stacks The chimney stack, which is located above the roofline, is of brick masonry
construction and there are flashings at the stack/roof abutment to prevent damp
penetration occurring internally.
Although the stack appears generally to be in acceptable condition, we noted
dampness in the roof space where the chimney stack passes into the property and
repairs are required. It should, however, be noted that even with the detailing and
pointing in good condition, the lack of a damp proof course (DPC) within the stack
will allow periodic water penetration.
Condition Rating 2.

E2
Roof coverings The main sloping roof
This roof covers the original house and two storey side extension and the roof is
pitched and covered with tiles. Also, the roof has valley sections and gutter and
the roof covering is laid on timber frames.
The roof has distorted slightly as we noted the rear roof eaves to be out of line. We
refer you to further comments and recommendations in Section F1 of this report.
With regard to the roof covering, it appears to be largely in acceptable condition but
there are some defects and issues. These include a few missing and broken roof
tiles and there are moss deposits on the roof.
Condition Rating 2.

E4
Main walls The walls are of a combination of solid and cavity brick masonry construction with
partly rendering and clad with vertical tiles.
The structural condition of the walls appears to be generally satisfactory, but
structural remedial works were undertaken in 2010 following subsidence of the
property. The repairs included underground drainage works and building repairs to
areas above ground level.
From a single inspection, the movement appears to be long-standing and does not
appear to be progressive. Furthermore, the affected walls are considered to be in
acceptable structural condition but enquiries should be made about the remedial
works and the availability of guarantees for the works.
Referring to the other walls of the property, these appear to be generally
satisfactory but some localised old cracks were observed. These were probably
caused by old building settlement, normal thermal/moisture changes and
shrinkage of mortar.
From a single inspection, the cracks appear to be long-standing and nonprogressive.
Nevertheless, cracks should be made good and filled to prevent water
penetration.
In respect of wall surfaces, these appear to be satisfactorily straight and true to the
eye, and generally well pointed. However, we observed localised damp staining
probably caused by poor window sill projection and investigation should be
undertaken.


Would this roof issue be something to walk away from as a major red flag or just a case of getting the repairs quoted, and negotiate the price accordingly?

Thanks in advance for any help!
Bob

G_M

Most is minor - bit of damp, loose tiles etc.

However several issues all relate to possible sructural problem: the mis-aligned roof ridge, the cracks, the splitting of the roof support. The recomendation is to get a Structural Engineer's report.

That would seem the sensible thing to do.