HELPP - FTB, Survey advises new roof :/

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
Hi everyone,

I’m a FTB after some advice :)

I’ve recently have had my survey done which has come back stating it needs a new roof within 2-3 years.

It’s a detached house from the 1930’s so has no underfelt. The surveyor noted some daylight coming through in a few places but no sign of water ingress, damp or rot. He did say the torching Has deteriorated.

My question is: do I go back to the EA to renegotiate a lower price (surveyor is saying it’ll cost 20k for a new roof, I’m thinking more so 10-12k) taking in to consideration a new roof? Or will this roof last me much longer than 2-3 years.

I understand what I’m asking is probably something that’s very hard to answer as every roof is different but thought I’d ask anyway :)

Any help will be appreciated.

Thank you,

:)
 
Sponsored Links

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
4D1D5CC7-4AB7-4C4B-9EFA-1A951FACBE34.jpeg
86BD762B-CB2D-49EE-ACF8-F8D84405F53F.jpeg
Hi Makie,

Do these pics help?
 
Joined
30 Dec 2018
Messages
10,646
Reaction score
1,437
Country
United Kingdom
It’s a detached house from the 1930’s so has no underfelt. The surveyor noted some daylight coming through in a few places but no sign of water ingress, damp or rot. He did say the torching Has deteriorated.

1955 and all of our torching failed long ago. It was put on to keep tiles in place, where the tiles had no nibs. Mine have nibs, so no problem. See if yours have nibs. Damaged tiles can be replaced cheaply and easily.
 

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
1955 and all of our torching failed long ago. It was put on to keep tiles in place, where the tiles had no nibs. Mine have nibs, so no problem. See if yours have nibs. Damaged tiles can be replaced cheaply and easily.

Thank you for your reply Harry.

Is it quite easy to see if tiles have a nib? I’m new to all this roofing vocab lol sorry
 
Joined
30 Dec 2018
Messages
10,646
Reaction score
1,437
Country
United Kingdom
Thank you for your reply Harry.

Is it quite easy to see if tiles have a nib? I’m new to all this roofing vocab lol sorry

Some daylight might be leaking up between the tiles, they don't fit perfectly. It looks as if (like me) you probably have three thicknesses of tile, over every bit of roof.

Very easy from the inside. If the tiles hook onto the wood, then they have nibs. I cannot be sure because photo is not clear enough, but photo 25 looks as if the tiles do have nibs and they are similar/same as my own tiles and quite easy to source.

23 looks as if it is much later blockwork and does have underfelt below the tiles..
 
Last edited:

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
Cheers Harry.

If there is no sign of water ingress or damp etc does that mean I can possibly have more than 2-3 years on that same roof? I know a lot of people say surveyors exaggerate to cover their own backs.

I just wanted to be sure whether or not I should renegotiate my offer based off of this report.
 
Joined
30 Dec 2018
Messages
10,646
Reaction score
1,437
Country
United Kingdom
My roof is 65 years old. It could do with a few deteriorating tiles replacing, but there is absolutely no urgency. To offer an opinion on your roof, we would need some good quality photos of the outside, but even so, I doubt it will need more than a few tiles replacing.

It is always worth trying to negotiate a discount - nothing to loose.
 
Sponsored Links

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
Thank you! I’ll see if I can get a hold of some pics of the outside.

Based on the report the surveyor did say apart from the torching the tiles are in good condition
 
Joined
15 Sep 2017
Messages
27,873
Reaction score
2,014
Location
S. Uplands
Country
United Kingdom
The inside pics look pretty clean.

I believe the lifespan of clay tiles is reckoned to be 60 -80 years, so the surveyor has just stating what might expected on paper -ie theory.

In reality the roof could last 3 more years or another 20.

I guess the lifespan is determined by how exposed the location is, how well the roof has been maintained and how complex it is.

External pics would be useful -there are some roofing pros on here that might comment.
 

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
The inside pics look pretty clean.

I believe the lifespan of clay tiles is reckoned to be 60 -80 years, so the surveyor has just stating what might expected on paper -ie theory.

In reality the roof could last 3 more years or another 20.

I guess the lifespan is determined by how exposed the location is, how well the roof has been maintained and how complex it is.

External pics would be useful -there are some roofing pros on here that might comment.

Thank you for the reply :)

Externally what kind of pics do I need to take? Close up of the tiles? Or the whole roof? As I haven’t mentioned this to the EA yet I can really only take pics of the front.
 

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
Also, in another image you can see the vendor has put up some sheets. Not sure if this shows a potential leak in the past??


0A9B3812-53B4-4799-832C-2F689378F37F.jpeg
 
Joined
30 Dec 2018
Messages
10,646
Reaction score
1,437
Country
United Kingdom
The polythene might have been to stop the torching falling on things stored in the loft. It was a terrible problem in my loft, every time the wind blew, more would come down - horribly, messy stuff.
 

Muj

Joined
18 Jul 2019
Messages
94
Reaction score
0
Country
United Kingdom
The polythene might have been to stop the torching falling on things stored in the loft. It was a terrible problem in my loft, every time the wind blew, more would come down - horribly, messy stuff.

Ahh that makes sense!! Thank you!
 
Joined
3 Sep 2006
Messages
35,923
Reaction score
4,976
Location
West Mids
Country
United Kingdom
You've got a major cost coming very soon, so the issue is whether you have funds to cover it, or do you need a sale price reduction to help you.

Based on the surveyor's opinion, that does not mean that in 2-3 years the roof tiles suddenly fail, rather it means that at anytime from now local failures can occur or become more significant. A bad period of autumn wind, winter snow, spring rain summer heat can all affect the tiles. And the risk you have is a sudden leak becoming worse, affecting the internals whilst you can't get a roofer because they are all busy elsewhere, and your insurer won't cover the damage. And when you need the roof repairing or replacing, you will be paying a price premium as it's at a time of peak demand not when work is slack.

All that is at your risk, not the the sellers. Meanwhile, you've paid full price for the property.
 
  • Thanks
Reactions: Muj
Sponsored Links
Top