Home report - category 2 for the roof, should that put us off buying?

angelkay

Hi,
I've had a look at other threads so apologies if this has been asked before I wondered if anyone has had any experience similar or advice they could share 
We have found a house we really like the Home report on the house we are looking at has all 1's apart from 2 for the roof and says

 "The slate cladding are of an older origin and there is no understate felt incorporated. Undulation  was noted to the roof line, particularly over the rear wing, and there are some chipped slates and areas of cracked and open skew and ridge pointing. Softening/deterioration was visible to sarking around the ridge. A competent roofing contractor should be instructed to inspect the roofs and carry out all appropriate repairs and provide advice on future repair/ replacement liabilities" 


The house is 150 years old so the lack of felt is hardly a surprise,I'm a bit worried by the undulating roof line and sarking but am I worried about nothing serious or worrying about the wrong thing. I'm a natural worrier and worry when I've nothing to worry about  

The report says that internal inspection of the loft space was limited to a head n shoulder inspection due to lack of space and adequate flooring and insulation materials were not disturbed not sure if that helps?

It's been a rental property and seems to have been well maintained its just the roof issue

Do I just need to take a deep breath and relax? Or am I right to be a little put off, any questions i should ask the EA? It's been for sale (while occupied by renters) for 18months and for sale vacant for the past 3months, the area does have similar sized homes for sale that are newer and cheaper ( but less character) which is one of the reasons I think it may not have sold but im.also thinking the roof issue might be a reason too

Thanks in advance for any advice it's greatly appreciated, home reports are really not as helpful as I initially thought as I've seen 2's for unkempt gardens or a window frame that needs a lick of paint to houses showing obvious signs of recent subsidence which is all very confusing 

Thanks folks  

Chilli6

Mostly 1's on a 150 year old house is really good!! If the roof is only a 2 and the only thing mentioned then I'd say it's a good buy.  I know nothing about roofs though so can't help with what is suggested. 
I've had two reports in the last 6mths (different houses) and both had multiple 3's, multiple 2's and a few 1's.
I agree they tend to vary wildly and I use them more as a guide rather than definate information of what needs doing. 

daveyjp

I am surrounded by properties with roofs about 150 years old, most have been replaced, but a few have had regular maintenance and they still have the original slates.

At 150 years old maintenance is to be expected and at some point a replacement may be a more cost effective option.

AdrianC

angelkay said:

The house is 150 years old so the lack of felt is hardly a surprise,I'm a bit worried by the undulating roof line

Which you knew by looking at the place, right? It's part of the charm of an older building - straight roofs just look a bit wrong...

The report says that internal inspection of the loft space was limited to a head n shoulder inspection due to lack of space and adequate flooring and insulation materials were not disturbed not sure if that helps?

He stuck his head up the hatch, pointed a torch around, but couldn't wander about up there.

The 1-2-3 scale is a simple one.
1. It's fine.
2. There's something you ought to be aware of.
3. Eeek, scary (and also "I've not checked")

A single 2, on a roof on a period property, is good.

Tonyw193

Personally for the age of the property it doesnt sound to bad. With a property that age if that's the only problem it probably wouldn't put me off. However, it may be worth getting a roofer to take a look and give you a rough cost to repair as it's likely the work will need done sooner rather than later especially as we approach winter. 

angelkay

Thanks folks much appreciated  

pramsay13

It sounds almost exactly like the survey we got done on our almost 200 year old house.

We got a roofer to inspect properly and give us a cost for work that needed done immediately, and work that could wait 5 or 10 years.

The results allowed us to negotiate on the price and it sounds as though you could do the same because of how long it has been for sale.

When we moved in we got a few slates replaced and some other remedial work and some work replacing a couple of joists that were rotten etc.

Around 5 years later we got some slates replaced.

10 years after moving in we got a whole new roof which was around 5 years later than we expected.

jimbog

The Victorian house I bought in 1995 had the same 'problem' with the roof and the survey recommended a new roof. It's been sold twice since and I noticed that a new roof was only put on this summer