Roof survey Victorian terraced

Ralphywoo1

Hi, hoping I can get advice from someone who may have experienced this/ in the know . 

I am in the process of selling my house (Victorian Terraced built in 1901). The survey has come back stating 

“defects were noted including re-pointing of the ridge tiles, damaged and slipped slates and repointing of the mortar verge. Repairs should be carried out to ensure that the roof remains weathertight and does not leak. We noted that the slates to the main roof have not been secured at their base. As a result, the cover will be prone to wind damage, and it is probable that the roof will leak. This now requires repair. It may be that the roof will have to be stripped and recovered to achieve a satisfactory level of long term durability”

I have never incurred any leaks, and I have had a few damaged slate tiles replaced during the time I have lived there as part of routine maintenance. The buyers are subsequently hoping to negotiate £3000 off the offer price. I have little knowledge of building issues / roofs, but surely a pristine roof cannot be expected for a house over 100 years old? I have also been told by somebody that boat Victorian slates aren’t actually nailed down as standard anyway.

I feel maybe the surveyor is being overly cautious here🤷‍♀️. If anybody has any experience or advice, any opinions would be more than appreciated 🙏

stuart45

Have you got some photos of your roof? 

Ralphywoo1

Thanks. Best picture I could get. You can see where the new tiles have been replaced in random spots over the last 5 years. 

user1977

I would be more worried about the brickwork above that window!

stuart45

When you see slates held in with lead tingles in various places on the roof, it indicates nail sickness. The slates might be in reasonable condition, but once the nails start to go it means either a re-roof, or regular maintenance.

Doozergirl

My first glance at that says 'new roof'.  

You're correct, you can't expect a 100 year old pristine roof but you'd want one with some longevity.  

Buying that house, I'd want a new roof and £3,000 is not a lot of money anymore.  

Mstty

Just because it's 120+ years old doesn't mean that essential work shouldn't be done for sale.

That's quite an obvious issue above that window and the roof.

Sometimes you get lucky and a buyer wants to be the custodian of something old but in this market it's all about getting more off the price.

£3k is not a lot to be honest but does it affect your move?

Bigphil1474

OP, we're putting our house on the market soon (1910's terrace) and our roof looks a bit like yours. If the buyers asked for £3k off the expected valuation for it, I'd bite their hands off. We were quoted £9k for a reroof, plus an extra £2k to clad the dorma. If you can take the hit, it's probably worth it.

Ralphywoo1

Thanks guys, I appreciate your honest responses. 

The explanation about the nail sickness also makes sense given that I have during the time I’ve lived there had the roof regularly maintained with replacement tiles as they slipped. The brickwork above the window was something I expected to take the hit on, given that if I was staying there any longer I was due to have that bit re-done with a £900 quote from my roofer. Thanks 🙂

jj_43

Houses of such age require additional maintenance, such as your roof. It does not require a new roof (it looks lovely) and adds value to the property. No I personally would not accept a lower offer due to that. I would however ask for a lower price myself if buying as many would agree for “piece of mind”.

staffie1

jj_43 said:

Houses of such age require additional maintenance, such as your roof. It does not require a new roof (it looks lovely) and adds value to the property. No I personally would not accept a lower offer due to that. I would however ask for a lower price myself if buying as many would agree for “piece of mind”.

I’m not sure I understand - you wouldn’t accept a lower offer if selling, but if buying, you would expect a lower price?

What am I missing?