Problems came up in survey -help

Hannimal

I had a full survey and received the report yesterday. Some problems arose that I was expecting, as well as a couple that came up as a surprise. Two of them may cost a significant bunch of money.

First, the roof felting has deteriorated and needs full replacement. The roof tiles are 50+ years old and so the surveyor suggested I might want both replaced in one go. There is also a small annex (maybe 1.5sqm) that needs a new roof. This I was anticipating but I wasn't anticipating the existing one being asbestos (which means I won't touch it). I have been trying to get quotes for the roof jobs but I am having zero success in people getting back to me so far - perhaps I should be more patient. Anyway, reading around it, stripping the roof and getting new tiles looks to cost a few thousand £. 

Second major problem that came up was around the garden. The property is on a slope and both rear and front stairs need tending to. I haven't gotten quotes for this job yet as I will need both a builder and structural engineer, but I expect this will be expensive. It is not an urgent job, and unlike the roof it can wait a few years. Should I get quotes for it now or some point in the future? 

Third, this was not listed a major but I wanted to ask about, is possible presence of asbestos. The surveyor recommended getting the bathroom ceiling tested for asbestos prior to exchanging. I am hoping to re-do the bathroom in the next 2-3 years and so I was wondering if it was sensible to just not test for it and wait it out. If there is asbestos on the ceiling, it'll cost in the region of £1000 at most to remove and I'd get it done as the bathroom is renovated. Is there any benefit in finding out before exchanging? 

Other bits and bobs that arose in the survey are minor, such as some internal doors and kitchen sink needing to be replaced. I am not sure what to do with this information - I am extremely worried about being able to afford the roof works as there are other, anticipated, works that I have budgeted for and wanted to prioritise. 

greatcrested

Any damp in the attic? Leaks through the roofing felt? Roof felt is non-essential and many older houses have none at all. As for the age of the tiles - tiles can last 100+ years. Yes, if you have the roofing felt replaced it might make sense to re-tile at the same time, but why do either....? Unless you have leaks.

If the steps are worn I assume you saw and knew this from your viewing. Non essential work, though an improvement you might well choose to undertake. Up to you.

Asbestos. Leave well alone. Only an issue if/when you remove the ceiling so deal with it then. Maybe set some cash aside for that in the future.

Grabs39

The roof lining wouldn’t bother me.  Our old house didn’t have one.

  I assume the annex has a flat roof?  They need replacing every now and then anyway.

What needs doing to the steps?  Need tending to could be repointing, cleaning, knocking down and rebuilding?

Any house of a certain age could contain asbestos.  It also could not, but the surveyor has to cover themselves.

Based on what you’ve said I wouldn’t be too worried by the survey.  

Hannimal

The damaged felt lining is causing damp issues in the loft which is why it needs tending to.The surveyor felt this could not be ignored.

The annex roof isn't flat but it is obviously in a state of despair and I am not surprised it needs changing. I was anticipating this. 
There is a walkway that has been built on top of the stairs, kind of a wooden slanted thing that I suspect was put in place because the seller would've had a pram some years ago. You can't really see all of the stairs underneath but none of this adheres to building regulations, so I suspect a rebuild is needed. I didn't expect that the walkway is falling apart but apparently it is. I suspect it'll take a couple of more years but the surveyor has naturally suggested getting rid of it and having the garden remodelled etc.

NameUnavailable

Has the bathroom got a textured (artex) ceiling? Depending on when it was done it could contain a small amount of asbestos. It's only an issue if you want to remove it, then you should get it tested and removed properly although a lot of people seem to just board over it or plaster over it.

Hannimal

Yeah, I spoke with someone about the ceiling (I think it is artex) and I am not worried. Mostly worried about the roof. Why is it so hard to get quotes? You'd think they'd come running for business

NameUnavailable

Hannimal said:

Yeah, I spoke with someone about the ceiling (I think it is artex) and I am not worried. Mostly worried about the roof. Why is it so hard to get quotes? You'd think they'd come running for business

It's difficult because they have probably given tons of quotes for people who are just thinking of buying somewhere rather than owners who they know almost certainly will award the job to someone. That's why some trades charge for quotes, and if they're busy enough with 'real' work why waste time running after maybe jobs.

tom9980

Hannimal said:

The damaged felt lining is causing damp issues in the loft which is why it needs tending to.The surveyor felt this could not be ignored.

The annex roof isn't flat but it is obviously in a state of despair and I am not surprised it needs changing. I was anticipating this. 
There is a walkway that has been built on top of the stairs, kind of a wooden slanted thing that I suspect was put in place because the seller would've had a pram some years ago. You can't really see all of the stairs underneath but none of this adheres to building regulations, so I suspect a rebuild is needed. I didn't expect that the walkway is falling apart but apparently it is. I suspect it'll take a couple of more years but the surveyor has naturally suggested getting rid of it and having the garden remodelled etc.

Maybe @Doozergirl or @FreeBear would comment.

 I doubt the roof needs replacing and I am confused why there is a damp issue, I don't believe the felt would fix that. 

Hannimal

@tom9980
It says specifically that: The roof lining has failed in several areas and is in generally a poor condition. This lining prevents any wind driven rain from entering the roof space and causing damp problems which lead to timber defects and damage of internal finishes, etc. Unfortunately, the only way to repair widespread areas of damaged felt, such as this, is to strip the roof covering, install a new underfelt and re-cover the roof.


It does not say tiles need replacing but does suggest that this would be a good time to do it as while in a good condition now, they will likely need replacing at some point due to their age (50-60yo)

FreeBear

tom9980 said: Maybe @Doozergirl or @FreeBear would comment.

Not without some photos... And possibly a site visit - Can't speak for Doozergirl, but I've been so busy since March, and don't see an end to it for some time.