Mid purchase - roof needs replacing - what would you do?

northernlass29876

Just in the middle of a purchase and we’ve been told by multiple parties (roofing surveyor and several roofing professionals) that the roof (very old but decent tiles) is going to need replacing. I trust what I have been told by the professionals as it been double/triple sourced. 

What would you do in this situation?

DCFC79

Have all the responses said it needs replacing asap or did some say it would need replacing in x months time ? 

I take it you got some quotes ?

ProDave

If the roof needs replacing you can guarantee a lot else needs updating.  Has it been valued as a project house?  If not I would probably look elsewhere.

user1977

"Going to need replacing" doesn't mean "needs replacing". Every roof is "going to need replaced" at some point.

What exactly have you been told about it? Preferably by someone whose livelihood doesn't depend on people replacing roofs...

MikeJXE

If it has decent tiles. it sounds to me it's more structural and that will be mega expensive, is there a sag in the roof line ? I would be taking a look at ceiling joists too.

MobileSaver

northernlass29876 said:

Just in the middle of a purchase and we’ve been told by multiple parties (roofing surveyor and several roofing professionals) that the roof (very old but decent tiles) is going to need replacing. I trust what I have been told by the professionals as it been double/triple sourced.

Have these professionals all been in the loft to see the actual state of the rafters etc.? Are they all impartial with no vested interest if you decide to actually replace the roof?

If the answers are yes then fair enough, provide your roofing reports showing the roof needs replacing imminently to the seller and try to negotiate a contribution towards the costs. Obviously you can't expect the seller to fund all that much towards a roof that will benefit you rather than them for the next 50 years.

In 30 years of home ownership I've never had to replace a roof despite for example being told by numerous people that my current home "needed a new roof" ten years ago. In that time we've just replaced a few cracked/slipped tiles with not a single leak in the recent heavy rains and high winds; in fact a professional roofer was in the attic a few years back and commented that the decades-old rafters etc. were in better condition and more structurally sound than many new builds.

LegallyLandlord

What would I do?

I’d get a roofing company to do a proper quote and try to negotiate it to come off the purchase price.

It’s worth going in the loft yourself (if it’s accessible) to see what the problem is. Can you see daylight? Is there signs of water getting in? Are there tide / water marks on the ceiling? What are the joists like? Is the insulation dry. If it’s spray foam insulation, run a mile!

EndlessStruggle

Can you define roof needs replacing? Do you mean the actual structure rather than replacing the tiles?

If it is the actual structure, timbers, beams etc that have to be replaced I would run a mile and keep running.

Not just because of the cost but what you will have to put up with whilst it is being done.

I've pulled out of one that the roof structure needed redoing urgently, tiles and timbers and chimney. 

They put it back on the market, it's in a very desirable area and still no takers on it.

northernlass29876

LegallyLandlord said:

What would I do?

I’d get a roofing company to do a proper quote and try to negotiate it to come off the purchase price.

It’s worth going in the loft yourself (if it’s accessible) to see what the problem is. Can you see daylight? Is there signs of water getting in? Are there tide / water marks on the ceiling? What are the joists like? Is the insulation dry. If it’s spray foam insulation, run a mile!

It’s an old house (1920s). 

Got one quote coming in tomorrow for a strip and recover (same tiles) with added membrane, lath, chimney flashings, re bedding of verge and ridge tiles plus upgrading of insulation. It’s basically just a 21st century modernisation of an old roof that’s clearly never been touched since built.  I’ve been given a ballpark figure for this work over the phone.

A family member (also property developer) says he will put the quote to his roofer once and I get it to see if he can get it for slightly less. 

The heat loss with this roof will be extensive in an already poorly insulated house, so getting the roof upgraded from the get go would be pretty much a must for us. 

user1977

northernlass29876 said:

LegallyLandlord said:

What would I do?

I’d get a roofing company to do a proper quote and try to negotiate it to come off the purchase price.

It’s worth going in the loft yourself (if it’s accessible) to see what the problem is. Can you see daylight? Is there signs of water getting in? Are there tide / water marks on the ceiling? What are the joists like? Is the insulation dry. If it’s spray foam insulation, run a mile!

The heat loss with this roof will be extensive in an already poorly insulated house, so getting the roof upgraded from the get go would be pretty much a must for us. 

Adding loft insulation is pretty cheap and easy, if that's a main concern. I wouldn't expect the age of the roof covering itself to make any noticeable difference to insulation.

Section62

MikeJXE said:

If it has decent tiles. it sounds to me it's more structural and that will be mega expensive...

That depends entirely on what is wrong with the structure.  E.g. replacing a missing strut or tie is not going to break the bank.