Level 3 survey issues

cfcboy97

We are in the process of buying a 100 year old period house that ticks a lot of our boxes. We have out mortgage, searches have been ordered and everything kicking into place.

We are looking extending in the near future so due to this and the age of the property we went for a full level 3 RICS.

The report came up with a serious roof issue, one that I've never come across before:

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Internally, we observed significant defects.

It should be noted that the extent of defects identified means that the overall expense of repair will be significant.

The building in its current condition is unsafe

The roof truss generally appeared in poor condition at the time of inspection.

We observed the timber purlins to be bowing and stress fractures were evident to both the front and rear elevation purlins. We observed the purlins were not adequately supported. 

The corbelled brickwork supporting the front elevation purlin at the party wall end was visibly delaminating from the party wall. We recommend replacement of purlins with adequate support measures put in place in the immediate term.

We observed the cavity wall had deteriorated in the roof space. We observed the inner leaf of the cavity wall

system was loose and bricks visibly unsecured. We advise this is dangerous and recommend remediation by a roofing specialist in the immediate term. 

Daylight was visible through cracks of the single-brick-thick outer leaf, which was supporting the roof structure.

We identified corroded cavity wall ties, therefore we suspect there may be further defects caused by wall tie

failure, which were not visible at the time of inspection.

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Granted regs were a lot different back in the day but I'm really worried this is going to have a major impact on the buying. We are currently renting and the owners have already had an offer accepted so we don't really have a fall back if this collapses (the sale not the roof lol). 

I'm going to get a roofer in asap but does.anyone in the know have any ideas if it's going to.be some kind of crazy price job?

Thank you 

stuart45

You really need an SE to look at it first to decide on the best course of action, and then get some prices.

firebubble

If you still want the house, the question then becomes whether the price at the right level for a property in that state of disrepair - one that a surveyor has gone as far as stating is unsafe - and who should pay.

I would get in touch with the EA, provide that section of the report and tell them that you're going to get quotes from roofers for the remedial work. Stress that the property is apparently unsafe. Don't discuss a price chip at this point, just provide the information and be clear that you need to gather more facts to confirm the surveyors view, but you wanted to be transparent about what has come to light.

Get three or four (or more) roofers in to look at it, get a price and also get confirmation of how long the work will take (because the property is unsafe so you won't be able to live in it until the work is done). 

The EA will go away and flag to the buyer that there is an issue with the survey - the buyer may already know there is a problem with the roof. If a buyer pulls out due to a survey, the EA is supposed to tell future buyers this, so the EA won't want the sale to fall through.

When you have the quotes, consider what works best for you in terms of cash flow and hassle. Is it better that you pay the asking price, which means the seller has to get the roof works done before completion or leave a retention, or do you have the cash to get the work done, and should therefore pay a lower asking price? If the property is genuinely unsafe, you won't be able to live in it so there are extra costs to you and you won't be able to take the time to save up for the repairs. The seller may not want a lower price because that may affect their mortgage affordability and their ability to purchase whatever they are buying - but in that case, they need to pay for the repairs (or at least leave a sum in retention to pay for the repairs).

When you've worked out what works for you, go back to the EA and provide all the quotes, and then suggest how you would like the situation resolved. Stress that you still want the house, but the work is necessary so it's about who pays for it.

Check with your solicitor that whatever you agree with the EA works for you, and then go from there.

lookstraightahead

You need a structural engineer, IMO. 

stuart45

The problem with getting a roofer is that they tend to deal more with the roof covering more than it's structure.
A carpenter is involved with the building of a cut roof.