Remedial work/replacement of roof in RICS survey

meastham93

Hi everyone,

My partner and I are mid-purchase on a mid-terrace property and have received our report back for the RICS level 2 survey. In this, they highlight issues with the roof but it is confusing as in some places it suggests remedial work is required and in other it suggests a whole new roof is needed. There is no underlining to the roof and there is some visible daylight between some tiles but there was no comment that there was any water damage. I've contacted a few contractors but obviously without access to the property they can only advice so much. One has said that the roof would need replacing "eventually" anyway but that could be said about almost every roof. A colleague of mine recently bought a property and had a similar issue in their survey but the three contractors he contacted said different things - whole replacement, small repairs or nothing needed at all. Does anyone here have much experience with this issue and have any advice as to whether it would likely just be minor realignments of existing tiles or if the whole roof needs replacing. I'm a first time buyer so I'm inexperienced with all this and obviously don't want to get fleeced but also don't want to run the risk of losing the property through trying to negotiate a reduction in the purchase price as the vendors have already shown signs of impatience due to solicitors and the mortgagers taking too long with their tasks.

Section62

meastham93 said:

Hi everyone,

My partner and I are mid-purchase on a mid-terrace property and have received our report back for the RICS level 2 survey. In this, they highlight issues with the roof but it is confusing as in some places it suggests remedial work is required and in other it suggests a whole new roof is needed. There is no underlining to the roof and there is some visible daylight between some tiles but there was no comment that there was any water damage. I've contacted a few contractors but obviously without access to the property they can only advice so much. One has said that the roof would need replacing "eventually" anyway but that could be said about almost every roof. A colleague of mine recently bought a property and had a similar issue in their survey but the three contractors he contacted said different things - whole replacement, small repairs or nothing needed at all. Does anyone here have much experience with this issue and have any advice as to whether it would likely just be minor realignments of existing tiles or if the whole roof needs replacing. I'm a first time buyer so I'm inexperienced with all this and obviously don't want to get fleeced but also don't want to run the risk of losing the property through trying to negotiate a reduction in the purchase price as the vendors have already shown signs of impatience due to solicitors and the mortgagers taking too long with their tasks.

There was another thread with more or less the same issue the other day.  It might be worth you having a read of that and then come back here with anything which isn't clear or you think is different in your situation -

https://forums.moneysavingexpert.com/discussion/6414445/mid-purchase-roof-needs-replacing-what-would-you-do/p1

TL;DR - buyer's surveys will typically overstate the need for roof repairs. You probably won't know the true situation until after completion and you get the roof assessed by someone impartial.

daveyjp

Look at neighbouring properties, if they have had roofs replaced this can be a good indicator of condition along the terrace.

If the covering of your property looks sound, all ridge tiles, verges, guttering, etc are in good condition and it isn't leaking, no bowing, uneven tiles etc it may do years with all but minor repairs.

If the property is 100+ years old with original slates which are split or broken and slipping, evidence of remedial clips due to nail rot etc replacement may be needed sooner rather than later.

MikeJXE

daveyjp said:

Look at neighbouring properties, if they have had roofs replaced this can be a good indicator of condition along the terrace.

If the covering of your property looks sound, all ridge tiles, verges, guttering, etc are in good condition and it isn't leaking, no bowing, uneven tiles etc it may do years with all but minor repairs.

If the property is 100+ years old with original slates which are split or broken and slipping, evidence of remedial clips due to nail rot etc replacement may be needed sooner rather than later.

Ex builder here, I agree with everything above and would add

To see daylight through tiles on a property like that is not unusual and not much to worry about, it  doesn't mean it's leaking more likely the felt needs replacing which also means remove tiles, re-felt then replace tiles adding new where necessary.