New home and unexpected roof replacement

Hev91

Hi everyone, I'm really panicking and don't know where to turn. I bought a 1910 flat with loft conversion 18 months ago with a budget of £20k to do it up, much of which has already been spent. There's been consistent problems with damp seeping in across both sides of the house since the start. I've had various people out to look at since it started (most of whom were quite dismissive it wasn't anything to worry about) and when it got much worse recently I got 5 roofers out to look in the last week. Each one has said something completely different ranging from £650 for a few small repairs to a full roof replacement for £20,000.

The roofer who says it needs to be replaced seemed very genuine. He said it had been a cowboy job and is at risk of caving in within a few years. He was the first and only roofer to actually look at the eaves and showed me how the timber was being affected by the damp. Assuming he's right, what can I do? The roof had been replaced recently before I bought it and no problems related to it was flagged when I got the survey done (the most comprehensive one). I don't have £20,000. I bought this house alone so its solely my responsibility to pay although my partner is moving in. I'm in my 30s and about to start trying for a baby but there's no way that will be financially possible if the roof really does need £20,000 of work. Does anyone have any advice? Feeling pretty devastated.

twopenny

So 4 of them said repair.
Did they show you where the problem was? Did they all more or less, point to the same thing? Area?

If you have water coming in then it is possible that has made the eves damp.
It seems a bit of a drastic change with this last one. He's frightened you and made you panic. 

Any chance you have a reliable, well established building firm that would look for you rather than a roofer?
Can you show us any explanatory photos?

Hev91

Here's a few of the photos I have 

Hev91

The other roofers all said different things regarding the cause of the problem ranging from the vellum windows to the chimney to the join between my roof and next doors. Some crossover with a few identifying the chimney as an issue.

twopenny

Those are good photos. Hopefully someone with experience will be along shortly who can comment.

It does look like a constant fixing and not well. Didn't the survey bring this up?
It would have been visible from the outside and from the loft hatch with a torch I'd have thought.

But don't panic yet.
A patch up may be possible. It may have been water damage prior to the poor fixing. You'll feel better when you know for sure so you know how to go forward and can make plans and adjustments.

Albermarle

Although it has been 18 months, there might be some mileage in contacting the surveyor. Even if they only come and give an opinion.

Brie

You say it's a flat.  Do you own the whole freehold?  If not then the others in the building would need to contribute as ultimately it's their roof too.

Hev91

Brie said:

You say it's a flat.  Do you own the whole freehold?  If not then the others in the building would need to contribute as ultimately it's their roof too.

It's a Tyneside flat rather than a block of flats. So one-up, one-down and the upper flat is responsible for the roof

daveyjp

Has the property had roof coverings replaced recently?  It looks like it with some bodging done to the rafters to strengthen them.  Nails through each tile also looks wrong.

Ganga

What is the grey looking piece of wood on the roof ( it looks like a grey bit of wood ) 

stuart45

daveyjp said:  Nails through each tile also looks wrong.

I think you might be looking at the copper rivets that hold down the tails of the fibre cement slates.