What’s my next move?

dazedandconfused123

Hi all,

For context, I’m a 1st time solo buyer. My friends have either purchased new builds or with a partner who’s taken the lead on the purchase and I’m the 1st person in my family to buy a house, so I have no-one to run this by IRL.

I recently had a Level 3 survey, which was largely positive. However, the surveyor did recommend a roofing inspection pre-exchange. The recommended roofer kindly agreed to take a look at the pictures from the survey and responded with the below:

After reading through the relevant roofing points within the surveyor's report and looking through all the pictures provided it is clear to see the roof is in an ok condition with a few minor repairs needed to help maintain the longevity of the roof. The tiles are a concrete 49 interlocking tile and both the front and rear elevation are seen to be in a good condition with no works needed.The parting walls to both the front and rear elevation require re-rendering which involves chopping off the defective render, fixing new lead cover flashing and applying two coats of sand and cement render. An estimated cost for this would be between £3,500 - £5,000 + VAT (Inclusive of scaffolding).Same applies with the rear chimney stack, the lead flashing needs to be re-done along with a few areas of new render and clearing the moss and growth from the stack. An estimated cost for this £3,000 + VAT (Inclusive of scaffolding).The moss appearing on the tiles, does not cause any harm but we would recommend getting all gutters and downpipes cleared once a year to prevent and build up or blockages within the gutter outlets. 

What is my next move? Do I need to instruct a physical inspection by the roofer? Do I tell the seller (via the estate agent) about this?

I’m currently on holiday, so plan to call the roofer when I’m back in the UK to clarify the urgency of the work - I’m just freaking out about the possibility of having to get this work done and the additional cost!

Any thoughts are very much appreciated!

Jemma01

I was in your place when I bought my house. It can be a bit nerving when you don't know trades ppl or understand the purchase process.

Is the roofer recommended by the surveyor or someone tried and tested? I personally don't go for an individual recommendation, I would suggest if you want physical inspection to search online for someone with good reviews and a history doing the job, and is a member of recognised trade body NFRC or CORC.

What type of roof is it and how old is the roof? They generally have a lifespan depending on the material. Should be mentioned in your survey. Is it a flat roof, tiled or slate?

Also I would share pictures in the DIY forum, we've got some very knowledgeable ppl here who have no financial interest in the advice

Albermarle

The work does not sound that urgent, especially as the survey did not mention any internal damp issues. More likely something that needs doing when you can afford it.

You can tell the estate agent that survey has highlighted the roof, and the render, needs work that will cost up to £10K. It is up to you whether to request a decrease in the selling price to accommodate this. It is unlikely they will reduce by £10K, but they might knock a bit off to avoid delays.

dazedandconfused123

https://forums.moneysavingexpert.com/discussion/comment/82017422#Comment_82017422

Thank you for replying! In answer to your questions:

• The surveyor recommended the roofer in their report
• The survey report says:

‘main roof is of duo pitched construction there being a mono pitched roof above the original rear section of the property (not inspected). There is a further mono pitched roof above the single storey rear extension and a small pitched and hipped roof above the bay window (front).’

• The roofs (there’s an extension with its own roof) are covered in replacement interlocking concrete tiles by Redland 49 or similar.
• The report doesn’t state the exact age of the roof, but the property was built in circa 1900 and the roof extension was done about 20 years ago.

I’ll definitely look into getting an independent roofer to do a physical inspection when I’m back home.

dazedandconfused123

Thank you, I have a call with the estate agent tomorrow so will bring up the survey results then.

https://forums.moneysavingexpert.com/discussion/comment/82017442#Comment_82017442

Albermarle

https://forums.moneysavingexpert.com/discussion/comment/82017814#Comment_82017814

If that is the only thing the surveyor picked up in a 125 year old house, that is pretty good.

Heedtheadvice

It is certainly not allways easy to make such big decisions and for some heart wins over head. You were wise to get that Building survey because of the age of the property as well as your inexperience. Hopefully more poster will respond too.

My thoughts if it will help.....

I assume that you intend to buy where English law and processes apply and have expressed an interest, have you put in an offer and has it been accepted.... but no contract yet exists. If so you are now in a position to renegotiate, if the seller will do so. They may not depending upon how much interest there has been from other prospective purchasers etc.

If there is no change in what the seller will accept or will not get the work done you will have to decide if you can accept that. Maybe ask yourself if 10k risk is worth paying ( and any upheaval ) to purchase that particular property. Is it a bargain?..or are there other properties that might suite better even if possibly more expensive and result in further survey etc costs.

I would also enquire if the work of 20 years ago required ( and got) planning permission and has a Building Warrant completion certificate. If not just walk away would be my attitude.

If in Scotland it depends upon if you have formally offered to buy and are at the stage of the missives or past that formal stage and also what the provided home buyers report ( that the seller provides) says.

WIAWSNB

Hi D&C123.

The roof covering isn't the original, so was replaced at some point. They are seemingly concrete interlocking, possibly Redland, so it should be possible to work out roughly how old they are from a photo, tho' they are in good order in any case.

What did the survey say about the roof inside? And what did the surveyor say about these walls and stack that the roofer picked up on?

As indicated by others, it doesn't sound urgent. That is usually the case with issues brought up in surveys - they indicate 'concerns', and 'deterioration', which often sound worrying, but will almost certainly not be a problem (leaks) for a good number of years.

So a lot can come down to how good value the house is as it stands - did you haggle? Offer the asking price? How does it compare with similar properties on the street?

How much mortgage will you require - what LTV? If you have elbow room there, then the lender will most likely allow a small extension down the line should you need to find that few £k for roofing works - they know it makes their 'investment' more secure. So you hopefully shouldn't have to dip into your savings

In short, try and get an opinion on how 'urgent' the works are - 5 years, 10... - and what your financial position is/will be.

And then you haggle... See if they'll meet half-way. They have an incentive to do so - they have a buyer, and won't want to lose you. And if you pull out, then they and the EA 'should' be honest when another potential buyer asks about previous interest; "the buyer pulled out due to potential cost of roof/wall repairs..."

When you deal with the EA, be as matter-of-fact as you have on here; it's clear that the walls and stack will need to be rendered and flashed at some point in the not too distant future, and the ~£9k cost is more than you can comfortably afford. Ergo... Don't ask the EA, "Do you think there's movement on the price?", but more, "I'll really need some movement on the asking price so I don't end up in a difficult financial situation after buying. Could you see what they are happy with?".

Is the house nearby? Can you take photos of it showing the roof?

Oh, and what did the survey say about the two 'flat' roofs? These generally have shorter lifespans, tho' are cheaper to sort.

(Curious - why are you drawn to a Victorian property, when your 'sensible' friends are going new/recent?! Do you have more taste? 😜 )

Albermarle

https://forums.moneysavingexpert.com/discussion/comment/82018132#Comment_82018132

If there is no change in what the seller will accept or will not get the work done you will have to decide if you can accept that.

Normally on this forum it is advised not to let sellers do remedial work, as you can never be sure how well it will be done. Of course though there may be circumstances where it can work.

I would also enquire if the work of 20 years ago required ( and got) planning permission and has a Building Warrant completion certificate. If not just walk away would be my attitude

If it is a simple ground floor extension, where the survey has not highlighted any issues after 20 years, then I would not think a lack of paperwork would be a deal breaker. Although of course it would be better if all the paperwork was in order.

Heedtheadvice

Quite!

Good Luck with progress.

dazedandconfused123

https://forums.moneysavingexpert.com/discussion/comment/82018132#Comment_82018132

Thank you for your reply - I'm in England.

I've now booked a roofing inspection with a different roofer, so will see what he says and then take it from there.

Thanks for the advice.