New roof or fix up?

[DB84]

Hey,

I am looking at buying a house and had the usual vague survey. Decided to check the loft myself and saw things of concern

Inside

• Mould on the timbers
• Water stains showing water has run down the chimney breast
• Water that has been soaked into the timber that touches the chimey breast
• Light showing either side of the chimney breast
• Plaster that crumbled when I touched it as well as being damp and dust on the surrounding floor
• Vent coming up from bathroom with no extraction to the outside
• Tears in the felt

Outside

• Lead around both the chimney stacks seems to be quite dated
• Pointing on both the chimney stacks (although some seems in good condition)
• Lots of moss
• Gulleys full of moss

Also said the 2 next door neighbours had their roofs done only a month or so ago so the age of the roof is also a concern.

A friend of a friend took a detailed look and said he recommended a new roof but a professional roof company has come back saying they don't think there are any real issues.

I still feel a new roof is needed but wondering what the opinion of anyone who knows better or has had a roof done recently?

I have tried to upload pics of inside but it won't work

 

[datarebal]

looks like marley ludlow plus tiles, reliable . In this case though , chimney needs proper attention pointing/rebuild or removal, ridge tiles and hips need stripping and re bedding (wide open joints)
The valley with valley trough tiles needs stripping out as it is failing even if you cant see it yet.
the rough mitred valley... as above looks shoddy and there is at least two broken tiles in it
I'd opt for re roof.. its not big, its straight forward so should break the bank for long

 

[DB84]

@datarebal Thanks very much very helpful it was along the lines I was thinking (without exact detail that you gave) although I am no expert!

It is a bit of an odd shape roof with 2 separate chimneys breasts the gully you can see and so on. I know it’s difficult to estimate but any idea how much it would cost?

My friend of friend (who used to do roofing for several years) said it would be about £14.5k to strip the roof, fix all the issues and relay a new roof which included scaffolding and skip etc. excluding his mates rate discount haha.

The 'professional' roofer I had look that spotted none of the issues you or I pointed said the following...

"Having looked at the roof there was no serious concerns, the roofing felt has holes in some areas and birds have nested in between the felt and the tiles. The overall condition of the roof is good for its age with no serious leaks or damp issues. Some of the timbers have maybe been wet due to condensation (extra ventilation could help this). The valley could do with being cleared to help prevent future problems. A cost of a complete new roof would be approx. £8,00.00 plus VAT, however in my opinion this wont be needed in the near future."

So I am not sure I trust him.

I have managed to attach the inside pics

 

[Alastairreid]

Some maintenance and venting issues but doubt the vendors would be willing to reduce the price to cover a new roof.