Nasty surprise on homebuyer survey.. what to do now?

ses6jwg

Situation is we found a property we liked. Needed a bit more work doing than I wanted (new kitchen etc) but livable. Has a garage and drive way which we didn't count on getting

Over budget at 135k so put an offer of 130k. Seller countered at 132k but we held firm and it was accepted.

Anyway arranged an RCIS survey and this was the findings...

'We are pleased to advise you that in our opinion this property is, on the whole, a reasonable purchase at the agreed price of £130,000. We found no evidence of any significant defects or shortcomings and providing the property is kept in good repair, we cannot foresee any special difficulties arising on resale in normal market conditions. '

Value given of £131,000

This worried me...

2 Roof coverings The roof is covered with tiles. The roof is lined internally. The original roof appears to be the original from 1970; typically roof tiles used prior to 1990 have a life expectancy of 30 years, so the roof has passed its end of life. Roofing felt also deteriorates over time, particularly at eaves level where it will perish. The roof is likely to need ever increasing maintenance. You may find it more economical to replace the whole roof covering rather than make continual expensive repairs. Or to remove the tiles replace the roofing felt and battens and to reuse the existing tiles. Further investigations are required to establish the condition of the felt. We refer you to our comments made in E4 and F1. Opening up works will be required of the roof structure to establish its condition; the vendor’s permission will be required for this. This could lead to damp, timber decay and disrepair. This is a risk to the building and we refer you to our comments in Section J. You should ask a reputable and experienced contractor to inspect and quote for the remedial works/replacement works needed before exchange of contracts. You should follow the advice given in the page in this report entitled 'What to do now'.

And more so this...

We noted some water staining to the brickwork to front right-hand corner, this may be indicative of rotten sarking felt at eave level. As mentioned previously this requires further investigation. We note that the steel lintels above the ground floor rear window and door openings had corroded and expanded. This has lifted the brickwork and caused linear cracking to the rear walls. The rear first-floor right steel lintel appeared to be sagging in the middle. This requires replacing. The lintels to the front elevation are rusted but have not expanded yet. It may well be prudent to replace these also. This has led to instability, structural movement and disrepair. This is a risk to the building and we refer you to our comments in Section J. You should ask a reputable and experienced contractor to inspect and quote for the remedial work needed and before exchange of contracts as the work may be costly. You should follow the advice given in the page in this report entitled 'What to do now'.

The ceilings are in satisfactory condition. No repairs are currently needed. We noted some slight staining to the ceilings to the top floor, which is indicative of leaks to the roof. Where accessible moisture readings were taken but they were not found to be high. We refer you to our comments made in E2.


I'm no builder but this suggests to me a new roof or felt is going to be needed. The loft space is narrow so the surveyor couldn't get in there.

My Dad is a sparky and he said a window lintel is labour intensive and probably looking at 500 quid per window. The report says 4 or 5 need doing..obviously a new roof is 7k or more

Should be asking now for a discount? And if they are not prepared to, be prepared to walk away? It's a nice house, but not the 'dream house'

Advice appreciated.

jackomdj

In the condition it is in he has valued it at more than you are paying. Why should you be entitled to a discount?

Davesnave

Your problem is, of course, that the house has been valued at the price agreed, but everything is negotiable and a potential roof overhaul and lintel replacement are things which won't come cheaply

Your vendor may agree to meet you half or part way if you get some quotes for the work, mainly because they'll realise any other survey will pick up these things.

I'm sure the sarking felt will be shot in places. Mine was like that. However, the surveyor is talking nonsense on longevity if these are concrete roof tiles. I took all mine off last year, cleaned them, re-membraned and battened the roof, then put them back. They were fine. Date of manufacture: 1973.

glasgowdan

That whole paragraph about the roof tiles doesn't relate to your roof - it's standard backside covering text. I'd not worry about it.

I can't comment on the lintels...it would make me cagey though.

Cakeguts

How does the original asking price of £135k compare to similar houses in the same area that are in good condition? It is possible that the asking price allowed for the fact that the house needed money spent on it.

G_M

Some highlights for plus somecommehts:

ses6jwg wrote: »

..... an offer of 130k.....was accepted.

'We are pleased to advise you that in our opinion this property is, on the whole, a reasonable purchase at the agreed price of £130,000.
So all good.
We found no evidence of any significant defects or shortcomings and providing the property is kept in good repair, we cannot foresee any special difficulties arising on resale in normal market conditions. '

Value given of £131,000

This worried me...

2 Roof coverings ....
.....typically roof tiles used prior to 1990 have a life expectancy of 30 years, ....He's being cautious. Many many such roofs last 40, 50, 60 + years.
He found no evidence of leaks or damp (or he'd have said so). The roof is currently fine. Yes, one day it may need replacing. Surprise! You're buying a 40 year old house. More likely you'll be able to get a guy with a ladder to replace a few tiles as and when needed.

We noted some water staining to the brickwork to front right-hand corner, this may be indicative of rotten sarking felt at eave level.
If true, you don't need to replace the entire sarking. Insert a plastic gutter tray (£3.19per 1.5 metres). Couple of hours for a roofer.


.....We note that the steel lintels above the ground floor rear window and door openings had corroded and expanded. This has lifted the brickwork and caused linear cracking to the rear walls.

My Dad is a sparky and he said a window lintel is labour intensive and probably looking at 500 quid per window.
I can't comment on this except to say they seem to cost around £35. Labour I don't know.

If dad is in the business he must know a builder - can he get one round to look?

Should be asking now for a discount? And if they are not prepared to, be prepared to walk away? It's a nice house, but not the 'dream house'

Yes, of course you can ask, but don't hold you bteath. Every old property needs some work, and this one seems overall to be in decent shape.

ses6jwg

There is some evidence of leaks in roof

noted some slight staining to the ceilings to the top floor, which is indicative of leaks to the roof. Where accessible moisture readings were taken but they were not found to be high. We refer you to our comments made in E2.

trailingspouse

I was quoted between £6,000 and £10,000 to have my roof replaced, as there was a leak.

And then I was quoted £125. I asked why he was so cheap compared to the other guys. He admitted that the roof isn't perfect (it's over 100 years old, so no great surprise), but that he could fix the current leak for £125. He pointed out that we might need him to come back now and again to fix other leaks in years to come, but that it would take us a long time to spend £6,000.

Personally, I wouldn't panic. He says in his first paragraph that there are no significant issues. That's all you really need to know.

Mickygg

I had staining on my upstairs ceilings when I bought my place. Turned out a roofer went up and fixed them all for £600. Mortar had eroded around some of the ridge tiles, and the lead around soil pipe needed replacing.

You can't assume a new roof is needed without proper investigation. I bet GM is right where repairs are needed and not a whole roof. If you go back to renegotiate price because of a new roof, you will need evidence it needs a new roof and a few leaks is no where near enough evidence.

If you are hung up about the roof I would look at other properties.

sevenhills

trailingspouse wrote: »

I was quoted between £6,000 and £10,000 to have my roof replaced, as there was a leak.

And then I was quoted £125. I asked why he was so cheap compared to the other guys. He admitted that the roof isn't perfect (it's over 100 years old, so no great surprise), but that he could fix the current leak for £125. He pointed out that we might need him to come back now and again to fix other leaks in years to come, but that it would take us a long time to spend £6,000.

Personally, I wouldn't panic. He says in his first paragraph that there are no significant issues. That's all you really need to know.

I am in the process of buying my council house, it has been valued at £100,000 - I was expecting at least £105,000
After discount, I will pay £65,000

Where I live the houses were built in the 1960s, some have had new roof tiles and some not. Mine has not, and it has solar panels on the roof too.
I just want to buy it, any issues that come up, I will deal with them.

Cakeguts

sevenhills wrote: »

I am in the process of buying my council house, it has been valued at £100,000 - I was expecting at least £105,000
After discount, I will pay £65,000

Where I live the houses were built in the 1960s, some have had new roof tiles and some not. Mine has not, and it has solar panels on the roof too.
I just want to buy it, any issues that come up, I will deal with them.

You are going to need to check who the solar panels belong to. The solar panels may not come with the house they don't always. Sometimes the solar panels belong to someone else and that someone else has a lease of the roof. It will depend on how the council went about putting solar panels on the roofs of its buildings.