House requires new roof.. thoughts please!

DVN999

Hi all,

The house we are due to buy in a few weeks has had it's Homebuyer's Report done today and we have news about the roof. It's an Edwardian Semi and the surveyor says the roof is in need of imminent repair, along with a few other minor issues (things one would expect from a house of its age). 

I've tried getting in touch with a few local roofing companies, but with no luck, so thought i'd come here for a little advice.

Firstly, what is the norm with these things, reference buying price? Our offer, back in mid may, was for £20K over the asking price (£415000 vs £395000) due to the fact that we were, at the time, awaiting an offer on our place. This extra money convinced the vendors to take it off the market and give us a 4 week grace period in which to find a buyer for ours. This was achieved very quickly and now we are all good to go. My question is; Is it the norm to now adjust our offer to reflect the cost of replacing the roof? I appreciate that it's an older property and one cannot expect it to be in new condition, but I feel this is quite a large item.

Secondly, what should I be roughly estimating for said repair? Like I said it's an Edwardian 4 bed Semi, total Sq Ft of 1500, so around 750 Sq Ft of roof i guess...!

Thanks in advance for any thoughts.

MysteryMe

If the report says there are areas that need repairing where does needing a whole new roof come into it? 

Slithery

Please quote in full the relevant sections of the report.

DVN999

My apologies. The survey was completed today and the surveyor called me with his initial thoughts, prior to completing the report. I can't remember his exact words, as i've had a long day, but was along the lines of the whole thing needing replacing in the near future, although the rafters/timber was fine. I'll await the written report and quote accordingly! Thanks 

Carrot007

Survery said that about my last house. Left 15 years later with the same roof. A few repairs al;ong the way but hey wind can do that to any roof!

Issue they said were. No underlay, well there would not be for the time period. Can see light. Well duh, no underlay, it's a roof not a black hole, no underlay and your gonna see light. Few slipped tiles. I had them replaced. I see the new owners repalced it. Oviously were more scared by the report than me. Was fine. (yes there was one pin !!!!!! hole in a tile, some silicon sealant stopped it leaking, could obviousy also see light there (and yes was a stain on the boarded loft where it leaked before the silicon was put in, was no differnet than spilling a spoon of water. Could only notice it as some printer ink was on that board due to an accident!).

He's a surveyers not a roof expert. They just get scared and anything but modern expectations. Most roofers will be no better though as they want to sell you a new roof! You would need someone you know or who is not uinterested in selling yuou a roof but knows what they are talkign about with old roofs. Probably hard to find. Maybe someone who will do repairs would be best to advise.

(additional, I meant slates, tiles is what the new owners put on!)

purplebutterfly

I'm buying a 1920's 4 bed semi and it sounds as if the surveys are similar.

Our surveyor phoned me with his initial thoughts - one being that it would need the roof replacing in the next 5 to 10 years.  It's in decent enough condition for an original roof but the torching has mostly gone, there is no felt and some tiles are missing.

A new roof would include a breathable membrane and be more fully watertight, although the timbers are fine and there is no sagging or bowing.  

In my case, we live on the coast of North West England so have all the sea winds blowing in, which makes a difference.  We might get another 10 years out of it but the recommendation is to have it full replaced as soon as possible. 

We've had a couple of quotes between £7,000 - £9,000 so it is just going to have to last as long as it can!  We're having it fixed up as much as possible before this Winter to try and eke out its life a bit longer (the vendor is very kindly paying to have all missing/cracked tiles replaced).

We offered under asking and know the vendor cannot come down any further on price, so no room for renegotiation.  It's the first house we've wanted in 18 months of looking so we really don't want to let it go. 

Keswick1uk

Ours was given 10 years life by the surveyor, it did us 20, even then, it was only leaking in places so could have been repaired.

Because we have to get planning for a new roof (even though it was leaky asbestos tile!) We decided to go for it as a whole and to stop worry about new leaks springing up regularly. In fact we did soffit, fascias and windows too but that was our choice.

As to dropping in price, did it look a bit worn when you offered, as it is a elderly house.

tourist4ever

I would get a roofer over to clarify, surveyors can say whatever and pretty sure he didn't go on the roof itself.

goodwithsaving

Mine was given a few years by the surveyor, but I urgently had a new roof shortly after moving in because mine severely leaked. £10,000 bank loan was urgently required. Would it have made me review my offer? No because it definitely looked old when I viewed the house. Was it stressful and a hassle to sort? Yes. In future before I do any internal work, the roof etc will always be checked, and funded first. I sleep well knowing the place is watertight

NameUnavailable

If the roof urgently needs replacing I would expect that to mean it is leaking badly in several places and causing rot to the timbers.

If it's not leaking then why is replacement urgent?

Probably just the usual cautious recommendation so that you can't go after them later for not warning you about the roof, IF a problem were to arise soon after purchase.

Get a roofer to look at it on the basis that your surveyor suggested some repairs may be necessary.

pramsay13

Our survey said a new roof would be needed immediately.

We got some slates replaced when we moved in and eventually (around 10 years later) replaced the whole roof.

We renegotiated due to the roof and some damp / dry rot issues.