rot in roof - any ideas of costs/getting quotes

emujuice

I can understand the pessimism on here, but why should the next house we offer on be any better - there's just as much chance of problems with that too? ok dry rot isn't that common, but since we know it's there at least we can treat it. at least we know the issues with this house, many don't even have access to the roof void, so we'd never know there was a problem.
We offered on the house at 5k under the asking. Another couple offered asking but had a house to sell so he went with us. understandably he's dropped 9k so far. of course any other buyer would demand the roof is sorted out. but now he's repaired the flat roof to his standards the next buyer isn't going to see it as an issue. to be honest if he hadn't left the damage visible we wouldn't have queried the flat roof ourselves. For the price, the size and location of the house can't be beaten in this area. it's a unusual road as nearly every house is different, so we can only compare ours with the terraces in the same block.
At least the neighbours seem nice when we've talked to them and some of my family live on the road. These things do matter!
Here's the road. Click on birds eye to see the area. We overlook the trees by the fishing pond. from the valley you can walk all the way the peak district in countryside. Not something to be sniffed at.
http://www.aboutmyplace.co.uk/showmap?id=1579004&type=postcode&search_location=S6%205FY

simcla

Are the roofers "sorting out" the dry rot or are they subcontracting to a specialist firm. I think that your mortgage company may want a guarantee on the dry rot treatment and the roofers removing the timber probably wouldn't count. PS if you are getting prices I would recommend that you ask for a fixed price quotation (detailing the extent of the works quoted for) rather than an estimate, as estimates are generally exactly what they say on the tin! PS dry rot generally occurs when timber has got wet and then dries out to the level where the spores start to grow on the timber, then spreads fairly quickly. I agree with Ken_and_dot, if the rotten timber is near to the neighbours house, it may well have started in their house, especially if their is no sign of fruiting bodies in the roof of the house you are looking at.

emujuice

hey all,

the good news is it doesn't look like it's dry rot!! woo hoo! The specialist is going to show it to another specialist for a second opinion, but he's pretty certain it's wood that's been wet and rotted (there are repairs to the roof above it), and has now had chance to dry out.
of course it still wants repairing and we may still have the new roof - but with much less worry for the long term. I think we'll go ahead with the purchase.


Now my only worry is that the EA will demand the quotes for the work needed, as with out the dry rot problem the roof replacement isn't as essential and so the vendor may not want to reduce the price. Anyone any experience of this? :cool:

Captain_Mainwaring_2

Run for the hills, it's a very mediocre property of 40 years old that needs this sort of work. Dry Rot can cost a fortune to deal with properly.

All affected timber need to be cut out and burnt, all joist seats need treatment, and it goes on.

emujuice

Thanks Captain Mainwaring - but it's NOT dry rot! thankfully!

Captain_Mainwaring_2

But I think it is a very mediocre quality property. I just get that feeling from what you have already said.

emujuice

Well thanks for your comments Capt M - but if I thought it was a mediocre property I wouldn't be buying it! I think it's a fabulous size and location and internally it just wants a bit of sprucing up, my own taste, that sort of thing - it's certainly the best house in my price bracket and the next nicest is around 25% more at £200k - not the sort of price drops that are going to happen that quickly (but lets not go there!)

SquatNow

While your having the roof done, why not get the attic converted at the same time? Velux windows etc.

narced

We bought a house about 20 years ago, it had been owned by an old woman who had neglected it, then a local builder bought it, 'did it up' and put it on the market. The survey was OK but after we moved in we found dry rot in the bathroom ceiling, running behind the shower and down a lathe and plaster wall in the bathroom. It had been caused by a leak in the flat roof above the bathroom.

You would know if its got dry rot as it has an unmistakeable mushroomy smell, and produces 'fruiting bodies' of spores. It can go through walls and spread at an alarming rate but its not as bad as people would have you believe if you treat it quickly. It needs water to survive so make sure you get the source of the damp sorted thoroughly. I treated it myself - ripped off the tiles and plaster and removed and replaced the affected wall, then treated all remaining surfaces with some nasty chemicals. Make sure all the affected timber etc. is burnt.

Strapped

emujuice wrote: »

hi guys, I really appreciate your comments. Obviously it's hard to hear people saying walk away, when it's a house we really want, but i appreciate your advice.

<snip>

If anyone else can find a 3 large bedroom, large dinning kitchen, 2 14 foot + lounges/dinning room plus storage room in S6 that doesn't need work for £150,000 and isn't in a rat run of terraces I'd be pleased to hear about it!

Give it 6 months and you almost certainly will.