Leaking Roof and Damp - Mortgageable? Price Reduction? Walk Away?

jbutterfly1990

Hi all - so am currently having a nightmare property search.
Have found a property that me and my daughter liked, however upon getting the survey it flagged 1. The flat needs generally updating, cracked tiles, worn carpets, units, etc - this I was aware of and planned to do anyway.

2. The bathroom and kitchen floor needs to be redone as tiles don't have the correct underlying support - hence the cracking.

3. There are a few rotten floorboards and joists which need to be replaced.

The more serious issue:

1. The roof is leaking. This leak has caused the wall which is shared by both the kitchen and living room to be very wet, he used the word 'soaking', as well as the bedroom directly below it. I got a roofer out who suggested that the whole roof is at the end of it's life, and has been patched up a lot over the years, and quoted 50k for the replacement. I got out another roofer who expressed a similar sentiment. The guy living there - tenant - said it had been leaking for a year and no-one had sorted it out, the agent and landlords (owners) said they were never notified.

The roof is the responsibility of everyone within the flats, I think there are 5 within the building, however there is only a 2k sinking fund. I am the top floor, so I believe I am the one it is primarily effecting. I suggested a 30k price reduction to the agent, which he did not seem happy with. It's in a very desirable area of London but I really don't see many people buying it with these issues. Can I get your general opinions please?

Bigphil1474

If all 5 flats are responsible for the roof repair, and let's say the £50k is an accurate cost, the cost per flat would be £10k. Asking for a £30k reduction is bold to say the least. The other items are a few £k to fix surely - maybe £2-£3k?, and may be reflected in the purchase price, so the only real issue is the roof.

Personally, I'd never buy a flat, and certainly wouldn't buy one with an immediate £50k roof repair required, and with a only a £2k sink fund, and with a sitting tenant. Especially when the tenant reckons there's been issues for over a year?

UnsureAboutthis

Massive pitfalls where the leaseholders own the freehold and roof and communal repairs, as some won't want to contribute and others can't afford it.

I don't think anyone will accept a 3ok reduction on a roof costing 50k - as the 50k would be divided by 5 flats so 10k seems more appropriate.

However, nothing stopping you trying. See what the EA says

jbutterfly1990

These are the issues in full:

🔴 Serious / Urgent Issues (Condition Rating 3)

1. Leaking Roof

Multiple leaks affecting lounge and master bedroom walls and ceilings.

Excess moisture detected in walls = potential for rot, mould, or timber decay.

No roofing underlay and unclear if insulation is sufficient.

2. Ceiling & Wall Damp Damage

Evidence of water ingress and stains from leaks.

Condensation in bathroom due to lack of extractor fan.

3. Electrical & Gas Safety

No documentation for recent tests.

Also: no CO alarm installed; smoke alarms outdated or missing.

🟠 Moderate Issues (Condition Rating 2)

4. Cracks in External Walls

Category 3 crack (5–15mm wide) under ground floor windows — possible structural movement.

Category 2 cracks and spalled bricks also present.

5. Windows / Skylight

Most uPVC windows fine, but timber skylight is rotten and likely a cause of water ingress.

6. Internal Floors & Tiles

Uneven floorboards, cracked kitchen and bathroom tiles due to subfloor movement or poor prep.

7. Outdated Kitchen/Bathroom Fittings

Old chipboard units under sink deteriorating.

Bathroom tile grout failing.

🟢 Minor or No Issues (Condition Rating 1 / NI)

Drainage, heating, and water heating visually appear fine.

External doors, some timber, and stair joinery are serviceable.

No flood risk or radon danger.

My mortgage broker said - I think it would be difficult to get a lender to accept this property, not necessarily due to the roof only but due to the amount of structural issues, the roof, the cracks in the walls and foundations, the condensation issues from the bathroom on the ceilings.
And then my agent said - What structural issues ? What cracks in walls and foundations? Have I missed something?

What is going on here? And what would be the best steps forward?

Albermarle

 And what would be the best steps forward?

The best steps would be to step as far away as possible, and start looking for another property.

Tabieth

I’d run away from this one. Quickly. 

dannim12345

If the ceiling is ‘soaking’ in Summer it’s a big issue. As you said the issue should be split between all flats but if the owners (or freeholder) do not sort this quickly or the other flats cannot afford the work this could drag on and you will be the one it’s affecting e.g more damage to your property and/or damage to your belongings.  I would walk away.   Can’t advise on the cracks (point 4 of moderate) but condensation would likely be fixed by installing an extractor fan and no doubt also reduced by adding insulation when the roof is repaired. 

UnsureAboutthis

UnsureAboutthis said:

Massive pitfalls where the leaseholders own the freehold and roof and communal repairs, as some won't want to contribute and others can't afford it.

I don't think anyone will accept a 3ok reduction on a roof costing 50k - as the 50k would be divided by 5 flats so 10k seems more appropriate.

However, nothing stopping you trying. See what the EA says

I just want to add to my intial ost here. I would never buy a flat where the freehold was shared by the leaseholders for reasons stated above, UNLESS, the roof/structure was in very good repair for 20 years at least and even then, you may get the problems I stated earlier.

ReadySteadyPop

jbutterfly1990 said:

Hi all - so am currently having a nightmare property search.
Have found a property that me and my daughter liked, however upon getting the survey it flagged 1. The flat needs generally updating, cracked tiles, worn carpets, units, etc - this I was aware of and planned to do anyway.

2. The bathroom and kitchen floor needs to be redone as tiles don't have the correct underlying support - hence the cracking.

3. There are a few rotten floorboards and joists which need to be replaced.

The more serious issue:

1. The roof is leaking. This leak has caused the wall which is shared by both the kitchen and living room to be very wet, he used the word 'soaking', as well as the bedroom directly below it. I got a roofer out who suggested that the whole roof is at the end of it's life, and has been patched up a lot over the years, and quoted 50k for the replacement. I got out another roofer who expressed a similar sentiment. The guy living there - tenant - said it had been leaking for a year and no-one had sorted it out, the agent and landlords (owners) said they were never notified.

The roof is the responsibility of everyone within the flats, I think there are 5 within the building, however there is only a 2k sinking fund. I am the top floor, so I believe I am the one it is primarily effecting. I suggested a 30k price reduction to the agent, which he did not seem happy with. It's in a very desirable area of London but I really don't see many people buying it with these issues. Can I get your general opinions please?

That made me chuckle, I once lived in a block where there was roof damage every winter from high winds and the owner was round all the flats trying to get payment for the roof repairs, sometimes it was 5k a time, they had recently bought with a mortgage, I`m sure they regretted it.

ReadySteadyPop

Tabieth said:

I’d run away from this one. Quickly. 

Agreed, just don`t get involved with this property, a landlord might buy it at a steep discount, I`m sure the agent will be delighted. LOL

jbutterfly1990

I don't really understand the agent's comments - my mortgage broker said - I think it would be difficult to get a lender to accept this property, not necessarily due to the roof only but due to the amount of structural issues, the roof, the cracks in the walls and foundations, the condensation issues from the bathroom on the ceilings. - and then the agent said - What structural issues ? What cracks in walls and foundations? Have I missed something? - and also said that the survey could be a copy and paste from all the older properties he's sold in the area - I don't really know what I'm meant to say to him as it just seems like he is downplaying everything.