Home Buyer Report - Roof Coverings Issues

srijaymoney

I am a first time buyer and got surveyor report recently. It is 1930s property and survey report has put 3 for Roof Covering issues with following comments. Bit worried as I am first in family to move from rent to buying a property and looking for advice on how much importance should be given to the following comment. appreciate any advice.

" The roof is covered with clay tiles. The side extension roof is flat and covered with traditional mineral felt. The bay roof is also flat and covered with traditional mineral felt. The roof is lined internally with sarking felt fixed underneath the rafters. The main roof coverings are old and some of the clay tiles have been replaced. A few tiles are also slipping and missing. The main roof and side extension roofs are also covered in harmful moss in several areas. The flat roof covering is old and is likely to be at the end of its useful life. The flat roof is also weathered and water stained in places. This is a risk to the building, Condition Rating 3. You should ask a contractor to inspect and quote for the work needed before exchange of contracts as repairs/improvements may be costly and we refer you to the page in this report entitled 'What to do now'. Whilst expensive and comprehensive re-covering is not yet justified, the main roof will need more maintenance than normal which could be costly. Some rain penetration may occur in severe weather conditions. You may find it more economical to replace the whole roof covering rather than make continual expensive repairs. You should therefore budget for replacing the roof covering in the future. Until it is replaced, the roof should be closely monitored regularly for any leakage or disrepair. The roof structure may also need upgrading when the coverings are replaced. It should be noted that, compared with traditional coverings such as tiles and slates, most bitumen based mineralised felt roofs have a typical life of 10-15 years. They are also prone to sudden failure and leakage. Periodic re-covering will therefore be necessary. When this is undertaken, the supporting structure may also need some attention"


thanks

anselld

Could be summarised as ...
Pitched roof, clay tiles - normal condition for age
Flat root - normal condition for age

Roofs need regular maintenance. Flat roofs have limited life. Those are just the facts of life.

There are differing schools of thought on moss. Some say it increases damage by retention of water. Others say it is more likely to cause damage having it removed.

srijaymoney

Many thanks anselld. Any advice on whether I need to budget money for complete roof replacement in the immediate future say in next 2 years or get it checked with roof surveyors now before proceeding?

anselld

srijaymoney wrote: »

Many thanks anselld. Any advice on whether I need to budget money for complete roof replacement in the immediate future say in next 2 years or get it checked with roof surveyors now before proceeding?

Personally I would prefer to maintain clay tiles rather than replace with modern ones as they are presumably more in keeping with the property.

Perhaps budget for flat roof re-covering within a few years and tiled roof maintain as needed.

Doozergirl

srijaymoney wrote: »

Many thanks anselld. Any advice on whether I need to budget money for complete roof replacement in the immediate future say in next 2 years or get it checked with roof surveyors now before proceeding?

Yes! This is a negotiating tool to go back to the vendors for a price reduction.

I am shocked at the other advice. If a surveyor so categorically states that a roof is at the end of its life, then believe them. The comment about maintaining a clay roof because it looks nice doesn't come from experience of re-roofing. Fixing leaks is not a way to maintain a roof when you're literally just purchasing it. You will end up with more problems down the line from random leaks and potential rot and damp ingress.

To re-roof, all of the tiles can be kept. They are removed and stacked on the scaffolding ready to be relaid after new felt and batons go on. Any broken ones are thrown away and new or reclaimed ones purchased to put back on the roof.

There is no argument not to replace a roof when a survey reads like that. You'll have a shiny new roof with breathable felt and some nice new insulation up there if that hasn't already been addressed. And the roof will look as charming as it ever did.

anselld

Doozergirl wrote: »

I am shocked at the other advice. If a surveyor so categorically states that a roof is at the end of its life, then believe them.

Sorry for the shocking advice, but the survey doesn't sound categoric to me. He said "likely" to be end of life and that only refers to the flat roof section. (and which I agreed budget to replace).

The main roof "a few tiles slipped and missing" and "harmful moss" hardly seems categoric justification for total replacement. We would all be re-roofing every few years if that were the case.

Doozergirl

anselld wrote: »

Sorry for the shocking advice, but the survey doesn't sound categoric to me. He said "likely" to be end of life and that only refers to the flat roof section. (and which I agreed budget to replace).

The main roof "a few tiles slipped and missing" and "harmful moss" hardly seems categoric justification for total replacement. We would all be re-roofing every few years if that were the case.

We're reading different surveys then. It says the flat roof is a risk to the building and needs quoting for immediately and the main roof needs budgeting for.

I'm quite relaxed about surveys but this roof has a a really poor report. When you're buying a house you expect it to be fit for purpose, not to be making ongoing piecemeal repairs to the singularly most important element of a house. It is not okay to expect a roof to leak. Repair it once, do it properly.

The vendors need to account for this and the buyer should make the effort to enjoy the new roof as soon as possible to make best financial benefit and least stress of it.

Why you even think that the main roof covering has to be changed for something different, I don't know. It wouldn't be the comment of someone with much roofing experience.

G_M

anselld wrote: »

Personally I would prefer to maintain clay tiles rather than replace with modern ones as they are presumably more in keeping with the property.

Perhaps budget for flat roof re-covering within a few years and tiled roof maintain as needed.

This.

Replace the slipped tiles. £50 - £150 depending how many (and how accessible? Scafolding costs more).

Ignore the moss. Looks nice and as there's no leaks it's doing no harm.

Flat roof also seems weather-tight at present so may last a year, 3 years, 5, or more... impossible to say.

Doozergirl

G_M wrote: »

This.

Replace the slipped tiles. £50 - £150 depending how many (and how accessible? Scafolding costs more).

Ignore the moss. Looks nice and as there's no leaks it's doing no harm.

Flat roof also seems weather-tight at present so may last a year, 3 years, 5, or more... impossible to say.

The new thing on this board seems to be ignoring potential issues. Surveyors are to be ignored. Just reading about the required removal of a fuse board to carry out a test that probably only just needs a bit of filler as remedial works. Advice surrounds how electrical installations don't meet regs, so why bother disturbing? The people advising can't even comprehend the damage, let alone the condition of the installation.

If a surveyor advises that a new purchase needs a new roof imminently then the buyer should budget £150 for repairs? What are surveys for if it isn't to allow realistic budgeting for problems?

Whenyou remove tiles in the middle of a roof for repair, the repacements and displaced tiles often don't go back quite right and you begin the slope of the losing battle. A roof should go many years without any maintenance. Having to 'maintain' a roof on a regular basis is a bad thing.

Scaffolding is exceptionally expensive. Easily £700 for a short job. I have spent near five figures on scaffolding a house on more than one occasion. If you have to scaffold a house for any reason then get everything done that you can.