Survey showed spray foam, cut beam and sagging... recommending new roof

rundmc-k

We had a survey last week and should receive a full report on Monday. I spoke on the phone to the surveyor the day after it took place however and he was fairly damning about the property to the point where he was basically suggesting we don't go ahead with the purchase.

The main issue is the roof. He said that the whole roof is covered in spray foam which basically makes the house unmortgageable. Also in one section a supporting beam has been cut away, causing the unsupported tiles sitting on felt to sag inwards. He also mentioned another issue at the gable ends which unfortunately I can't quite remember the details of, but will be in the report we get in a couple of days.

So basically he was saying that to all intents and purposes the house needs a new roof, and he wouldn't recommend asking the seller to do it because judging from some of the "have a go DIY" he'd seen in the house, there's no guarantee it would be done properly.

So now we are in a dilemma, we are unsure whether to walk away, or consider finding out how much getting the bungalow a completely new roof would be, and asking for a reduction in the house price.
We are not planning to get a mortgage, thanks to a family loan that will need paid back, so hopefully the "unmortagable" issue wouldn't be a problem with purchasing, and the hope is that it would be our forever home. Of course our budget would be massively stretched by trying to put on a new roof after purchase, but it could be done depending on how much it would cost/purchase reduction. One other point is that the seller has had planning permission approved to raise the height of the roof so it could have upstairs rooms, so it would be an "opportunity" to utilise that planning permission.

I suppose I have a couple of questions:
1. Are we mad considering purchasing a house that already stretches our budget if it needs a new roof? There will be other issues in the survey too (I know he mentioned windowsills may need replaced in 5 yrs, woodworm in a couple of areas)
2. Does anyone have an idea of how much it could cost to get a completely new roof for a 4 bed bungalow in N.Ireland (I don't have exact dimensions but around 60ft by 30ft)

Any help/advice most appreciated.

Edit: A bit of additional context... the area is perfect for us, close to family, work, lovely views etc. It is sadly one of the most expensive areas in N.Ire and it is very difficult to find a property within our budget there. A "needs nothing done" property with the same footprint/exterior walls would be 60-120k more expensive I think

MikeJXE

Expensive (very) the surveyor is right, walk away 

FreeBear

rundmc-k said: 2. Does anyone have an idea of how much it could cost to get a completely new roof for a 4 bed bungalow in N.Ireland (I don't have exact dimensions but around 60ft by 30ft)

£20-50K, may be more depending on how many roof trusses need to be replaced.

Your surveyor is correct in recommending that you do not let the vendor undertake repair/replacement. If you commissioned the work, you'd get the full benefit of any warranty.

I'm inclined to side with the surveyor on walking - A good chance you will uncover more horrors that the surveyor was not in a position to uncover (slapdash wiring springs to mind).

youth_leader

So sorry, that spray foam appears to be very damaging in many cases, what a shame.  If you really like it, could you negotiate a reduction in the price?

What did you 'bid' over the asking price to get your offer accepted?  

Dustyevsky

As above.

And

There might be permission to raise the roof, but there would need to be some investigation of the foundations to be sure they could take the extra loading.

rundmc-k

youth_leader said:

So sorry, that spray foam appears to be very damaging in many cases, what a shame.  If you really like it, could you negotiate a reduction in the price?

What did you 'bid' over the asking price to get your offer accepted?  

We really love the location and the grounds. The house itself isn't ideal for us but we felt like we could make it out own. I'm really not sure if the owner would go for a reduction in price. We actually agreed a figure under the asking price, but with what the surveyor is saying it feels like the asking price was too high anyway. 

The thing is, if the owner agrees to drop by say 30k (a big if), and a new raised roof ends up costing say 80k, does the extra cost/stress/time involved make it foolish. Something we're wondering long and hard about.

rundmc-k

FreeBear said:

rundmc-k said: 2. Does anyone have an idea of how much it could cost to get a completely new roof for a 4 bed bungalow in N.Ireland (I don't have exact dimensions but around 60ft by 30ft)

A good chance you will uncover more horrors that the surveyor was not in a position to uncover (slapdash wiring springs to mind).

The current owner has just been there for 3 years, but they have had a go at quite a few things. They've put a hole in the master bedroom wall that was going to be for the ensuite, but they haven't done much else with it, and they've knocked down a wall between a bathroom and WC but there's still plenty of exposed brick there. We'd budgeted that maybe 20k to put a new bathroom & from scratch ensuite would be ok, but the roof issue throws a lot more money into the situation.

rundmc-k

Dustyevsky said:

As above.

And

There might be permission to raise the roof, but there would need to be some investigation of the foundations to be sure they could take the extra loading.

Hmm, yes I didn't consider that, I assumed his architect would've had to take that into consideration when drawing up plans.

sammyjammy

Whats the asking price of this house in comparison with similar properties?  Even without the survey it'd need to be significantly cheaper for me to even consider taking it on.

Albermarle

rundmc-k said:

youth_leader said:

So sorry, that spray foam appears to be very damaging in many cases, what a shame.  If you really like it, could you negotiate a reduction in the price?

What did you 'bid' over the asking price to get your offer accepted?  

We really love the location and the grounds. The house itself isn't ideal for us but we felt like we could make it out own. I'm really not sure if the owner would go for a reduction in price. We actually agreed a figure under the asking price, but with what the surveyor is saying it feels like the asking price was too high anyway. 

The thing is, if the owner agrees to drop by say 30k (a big if), and a new raised roof ends up costing say 80k, does the extra cost/stress/time involved make it foolish. Something we're wondering long and hard about.

Although if you got extra habitable space/ extra bedroom , then it should add significant value to the property.

rundmc-k

sammyjammy said:

Whats the asking price of this house in comparison with similar properties?  Even without the survey it'd need to be significantly cheaper for me to even consider taking it on.

The area is perfect for us, close to family, work, lovely views etc. It is sadly one of the most expensive areas in N.Ire and it is very difficult to find a property within our budget there. A "needs nothing done" property with the same footprint/exterior walls would be 60-120k more expensive I think