Building Survey Advice/Opinions

NE88

Hi,
We are in the process of purchasing a mid terrace (age ca.1900 ish) property. We had a level 3 survey done. It has come back with a few issues that we didn't expect. The main thing is that it strongly advises to strip roof, add underfelt and relay the slates on new timber battens, as there was evidence of cracked/slipped tiles etc with daylight visible and apparently not completely watertight. Yet at the end of the section says these not considered to be either serious or urgent. 
I guess the question being is this something that would ring alarm bells to renegotiate the purchase price (agreed at asking price) as this is a job for the relatively short term, and could be fairly costly or is it actually ok and just be aware that may need doing at some point down the line? It's occupied at the moment with no visible evidence of leaks on the ceilings etc.
Thanks

KiwiCoop

Is the roof original?  Personally, I would go back with a quote/estimate for the work and reduce my offer accordingly and take it from there.  I'm sure you'd be talking £5k?   I don't know where you are but having lived in a house of similar vintage, I wouldn't bother with one again - old houses can be cold damp money pits and if this particular house is one then the vendors will probably take the hit okay to move on.

greatcrested

NE88 said:

Hi,
We are in the process of purchasing a mid terrace (age ca.1900 ish) property. We had a level 3 survey done. It has come back with a few issues that we didn't expect. The main thing is that it strongly advises to strip roof, add underfelt and relay the slates on new timber battens, as there was evidence of cracked/slipped tiles etc with daylight visible and apparently not completely watertight. Yet at the end of the section says these not considered to be either serious or urgent.

Old property, so yes inevitably there will always be ongoing maintenance/improvements. If that's a problem, buy a New Build.

So there is a fairly immediate need to make the roof water tight (ideally before winter sets in). But there are two choices

* Spend a few hundred pounds replacing cracked tiles, replacing the slipped ones etc (£150? £300?), and then wait a few years and see what happens.

* Splash out immediately on making your new home pristine by replacing the roof

But the 2nd option is a choice, not a necessity, so I wouldn't see it as justification to renegotiate the purchase price

KiwiCoop said:

...  I don't know where you are but having lived in a house of similar vintage, I wouldn't bother with one again - old houses can be cold damp money pits and if this particular house is one then the vendors will probably take the hit okay to move on.

That's a matter of choice. Personally I wouldn't dream of a New Build. They are small characterless boxes, often with ridiculous lease terms or freehold rent charges. Yes, warmer (beware condensation!), yes cheaper/easier to maintain, but different people want different things from their homes.

AdrianC

What's the EXACT wording...?

NE88

KiwiCoop said:

Is the roof original?  Personally, I would go back with a quote/estimate for the work and reduce my offer accordingly and take it from there.  I'm sure you'd be talking £5k?   I don't know where you are but having lived in a house of similar vintage, I wouldn't bother with one again - old houses can be cold damp money pits and if this particular house is one then the vendors will probably take the hit okay to move on.

Yes i believe it is original roof, i have lived in older properties before, not quite this old but used to it sometimes being a bit cold/damp

greatcrested said:

Old property, so yes inevitably there will always be ongoing maintenance/improvements. If that's a problem, buy a New Build.

So there is a fairly immediate need to make the roof water tight (ideally before winter sets in). But there are two choices

* Spend a few hundred pounds replacing cracked tiles, replacing the slipped ones etc (£150? £300?), and then wait a few years and see what happens.

* Splash out immediately on making your new home pristine by replacing the roof

But the 2nd option is a choice, not a necessity, so I wouldn't see it as justification to renegotiate the purchase price

Agreed, was fully prepared that there would be things the needed looking at from the survey and am ok with the probability of ongoing maintenance etc just wasn't expecting the roof potentially being an issue from the outset, but fair point about the 2nd option
AdrianC said:

What's the EXACT wording...?

The roof is built of rafters with horizontal purlin members and collars and there is no secondary waterproof line of defence ie underfelting. Some of the nail fixing holes admit daylight into the roof space, as do some slightly moved or cracked slates which means that the roof is not completely watertight and there is a risk of water ingress occurring. You are strongly advised to strip the roof and underfelt it and relay the existing slates on new timber battens. These are defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way.