Survey revealed roof issues (red light!)

Parliadam

Hi everyone,

First-time buyer here looking for advice and opinions. Our recent RICS survey (homebuyers) revealed a number of issues with the house we are looking to buy (1970s timber-framed bungalow, 3 bed), including remains of defunct asbestos flue in the loft (and potentially in the wallpaper), need for a complete rewire and some other bits. In total we have 5 reds, 18 ambers and 3 greens. In some ways the number of reds/ambers is not surprising - we knew the house, which needs complete modernisation, needed work and investment, and we had prepared financially for this.

However, one of the things that has concerned us the most (and which we were not expecting) is the surveyors remarks on the state of the roof. As well as damage to the original sarking, they have noted that the roof truss connector plates are quite badly corroded and likely need replacing. They have advised us to get a specialist in to get a quote on remedial work, and suggested that a roofer might even recommend that the whole roof should be replaced in the next 12-18 months. 

Our offer on the house, which was about 4% less than the asking price (which seemed quite high in the first place, comparatively speaking), factored in many things about the state of the building (including a rewire), but not the expense of replacing a roof. To add further context, the bungalow is currently empty and being sold by an overseas vendor, and we know that previous buyers pulled out (but do not know exactly why). 

So a few questions:

1. Are we in any position to revise the offer, based on what the cost of remedial work might be? (Particularly as surveyor has suggested the work may be urgent)
2. Am I worrying a little too much about all this? As a FTB, I have no idea whether our survey has a high proportion of reds/ambers. 
3. Long shot, but does anyone know if corroded roof truss connector plates be replaced without a complete re-roof? Are they as big a problem as the surveyor suggests? (I've read elsewhere on this forum that surveyors will often be covering worst case scenario - without wanting to disparage the work of surveyors!). 

Many thanks in advance for comments. 

[Deleted User]

You can of course reduce your offer based on the survey. It's up to the vendor if they accept it.

You could ask the vendor if you can get someone to quote to fix the roof, so you have an idea of cost and if it can be repaired rather than replaced.

Reality is that most British houses need remedial work of some kind, and owners usual just do the minimum cost option i.e. repair even if replacement would be better in the long run. As such you can expect problems with anything you buy, and all you can really do is ask if the cost and disruption to get it fixed is acceptable.

youth_leader

How does the price of the property compare to 'fully renovated' bungalows?  Most hold their price because of their large footprint, a friend on facebook sold hers recently and it's being knocked down to build a terrace of three houses.

Personally I'd ask the EA if you can arrange for a roofer to visit to give you an idea, they might charge for doing this. 

stuart45

Parliadam said:

Hi everyone,


3. Long shot, but does anyone know if corroded roof truss connector plates be replaced without a complete re-roof? Are they as big a problem as the surveyor suggests? (I've read elsewhere on this forum that surveyors will often be covering worst case scenario - without wanting to disparage the work of surveyors!). 

Many thanks in advance for comments. 

They are put in with a hydraulic press in the factory, so you need real specialist advice on this. I've known chippies do a few repairs with mending plates, but if there are loads of them badly rusted you could have problems.

hazyjo

What's it been valued at (during valuation and/or survey)? What you're paying, or less?

Parliadam

hazyjo said:

What's it been valued at (during valuation and/or survey)? What you're paying, or less?

In both the mortgage valuation and the survey, it’s being valued at the offered and accepted amount (“to some extent, depending on the outcome of further investigations”). However, the surveyor has commented that if remedial works to the roof were to exceed £5k then there would definitely be grounds for negotiation. 

stuart45 said:

They are put in with a hydraulic press in the factory, so you need real specialist advice on this. I've known chippies do a few repairs with mending plates, but if there are loads of them badly rusted you could have problems.

That’s not promising. The surveyor has said that they all need to be replaced. Since you seem to know a bit more about this, have you any idea of what replacing the trusses in their entirety might cost (in addition to replacing the roof coverings)? Presumably significantly more than £5k?

Thanks again 

FreeBear

Parliadam said: That’s not promising. The surveyor has said that they all need to be replaced. Since you seem to know a bit more about this, have you any idea of what replacing the trusses in their entirety might cost (in addition to replacing the roof coverings)? Presumably significantly more than £5k?

I've been getting quotes of around £7.5K just for stripping, refelting, and reinstating the original tiles (including scaffolding). Also had a ridiculous quote of £16K... To replace the trusses could easily add another £10K to the cost (timber prices are silly at the moment).

It may be that the existing trusses can be retained and any corroded connector plates can be replaced with ones screwed/bolted in place. An experienced roofer will be able to advise on what is possible and the costs involved.

Parliadam

Thanks. Those are some scary prices indeed and certainly would seem give grounds for negotiation (given that our surveyor suggested anything over £5k we might want to go back to vendor).

I would be interested to know where in the UK you are to be getting those quotes and also what size/ style of house you have. The bungalow we are purchasing has quite simple pitched roof (no dormers) running the length of the building. 

stuart45

If you call a firm that makes Trussed rafters with the dimensions they should be able to give you a quote.  As it's a bungalow the roof will be larger than for a house.
You need to talk to an experienced carpenter for an idea on repairs. Those connector plates do a lot of work, an equivalent repair in thick ply would need a couple of feet each side and both sides of the timber with loads of nails. Nails are actually better than screws in a shear force.
@travis-powers would know a lot more than me.
When trussed rafters are replaced the ceiling goes as well, plus electrics etc.

Parliadam

When trussed rafters are replaced the ceiling goes as well, plus electrics etc.

Woah - didn’t realise this at all. And presumably that’ll add even more to the cost (as well as increased disruption). This is starting to sound like more than we can take on, unless those connector plates can be replaced with ply gussets - and if they can, is it even worth it if it’s found that the trusses themselves need replacing at some point?

stuart45

The timber might be in good condition, just the plates going. It probably needs diagonal braces as well, as they weren't out in back then. 
You just need someone experienced on site to check them. They might not be as bad as you think.