Survey Issues

FreeBear

Bollo2019 wrote: »

Can I ask why spray foam would put you off so much please?

Your surveyor gave you the reason -

[spray foam] can conceal any rot or defects within the battens or slates. Replacement of damaged slates is virtually impossible once they have been coated with a spray foam without causing significant damage to the roof.

Above all, it would be the risk of rot that would put me off. If you do purchase this property, budget for a replacement roof within the next five years - It isn't going to be a cheap job. Also bear in mind that if you decide to sell without having the roof done, potential purchasers may well be put off by the spray foam.

bigisi

In case it helps I've just had a 1930's semi re-roofed complete with new fascias, guttering and having the chimney re-pointed for £4600 in Leeds. Might be more where you are but my quotes came in from £600 to £6300 so I doubt £10k would be what you'd need to spend unless the foam has hidden some major damage/rot.

Grenage

Bollo2019 wrote: »

Can I ask why spray foam would put you off so much please?

Exactly as Freebear and Doozer stated; I would concerned by rot. I'd assume the roof was compromised and would only buy on the assumption the roof needed replacing.

Bollo2019 wrote: »

the asking price is way below what a comparable house over the road recently sold for

Then it's possible the work that needs doing is reflected in the price. If you can't afford major works in the next few years then it might not be a smart buy, in which case you have nothing to lose by asking for a reduction based on the survey.


Hope for the best, plan for the worst. At least you know what's likely to need sorting.

stator

There is some scaremongering about spray foam roof insulation.
There are banks that will lend on it, if it's been done properly.
So just be wary about what you read and check your facts instead of believing everything

Bollo2019

It's not the issue of the lender for me (although this could be a potential issue for selling further down the line) but it is that the surveyor has advised the spray foam is covering all of the tiles and that some tiles are already damaged and coming away - meaning we will need all the tiles replaced for a start

stator

Get a roofers opinion on whether he can replace the broken tiles and whatever repairs are needed around the verge.


Surveyors aren't roofers, so he's just being cautious.


If you can't afford to even think about replacing the roof, then maybe it's not the house for you.

robatwork

Which? who make no money by recommending or warning about spray foam so can be seen as independent, seem less certain it's always a "bad thing".

https://www.which.co.uk/reviews/insulation/article/spray-foam-insulation

This article does refer to foam in the rafters - to quote:

Some spray foam insulation sets rigid and can also be used to help reinforce roofs that are suffering from nail fatigue (when the nails used to hold slates in place rust)

It’s still important to make sure your loft is properly ventilated though

neilmcl

bigisi wrote: »

In case it helps I've just had a 1930's semi re-roofed complete with new fascias, guttering and having the chimney re-pointed for £4600 in Leeds. Might be more where you are but my quotes came in from £600 to £6300 so I doubt £10k would be what you'd need to spend unless the foam has hidden some major damage/rot.

All depends on what you had done and the materials used. If the OP wanted a complete new slate roof with with all the associated materials, new battens, felt etc it could easily run to at least £7K for a standard 3 bed semi, although I do take your point regarding location.

neilmcl

Bollo2019 wrote: »

It's not the issue of the lender for me (although this could be a potential issue for selling further down the line) but it is that the surveyor has advised the spray foam is covering all of the tiles and that some tiles are already damaged and coming away - meaning we will need all the tiles replaced for a start

I may have slightly misunderstood your original post. I hadn't realised the whole of the underside of the roof was covered with spray foam insulation I was working under the impression that it was just some sort of foam sealent being used between where the slate came into contact with the roof battens, in a similar fashion to how sand and cement is sometimes seen on the battens of older roofs.

My advice still stands, ie, the roof is at it's end of life and will need replacing at some point so you should negotiate this in with your final offer now you've had the survey.

bigisi

neilmcl wrote: »

All depends on what you had done and the materials used. If the OP wanted a complete new slate roof with with all the associated materials, new battens, felt etc it could easily run to at least £7K for a standard 3 bed semi, although I do take your point regarding location.

Sorry yes, I originally intended to include what was done but got sidetracked.

Work done was:
> Supply an independent Scaffold around the property
> Remove the existing Slates, Ridge Tiles, and Lath
> Supply & Fit New BBA Approved breathable Felt and tanalised Roofing
Laths fixed using 65mm Galvanised Nails
> Supply & Fit New Concrete Tiles & Ridge Tiles to match
The neighbouring Property
> Ridge Tiles to be fixed using a mechanically fixed dry ridge method
> Supply & Fit New Code 4 Lead around the Chimney
> Supply & Fit New UPVC Fascia’s & Guttering around the property
> Grind out and Re-Point the Chimney Stack using New Mortar
Mixed at a ratio of 4-1
> Remove all Debris from site

Slate would have been slightly more expensive but still nowhere near the £10k some people were quoting above.