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AIBU?

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Original poster

AIBU to ask House Buyers to pay?

98 replies

HouseSaleIssue · 20/07/2020 18:31

Currently selling house. Put up for sale for £295000 just before lockdown. When housing market opened again, we accepted an offer of £278500 from a couple in rented accommodation with a 25% deposit and a mortgage in principal already agreed. While waiting for survey, the flat roof died so we have had to spend £3000 replacing it. Due to flat roof leak, wallpaper at rear of lounge and a small section in the kitchen is ruined. There is a section of the wall which is damp and will take time to dry out. We have had to remove the wallpaper in the section affected.
As we have added value to property by replacing 11 year old flat roof (cost £3000) and also discounted asking price by £16500, is it reasonable to ask our buyers to sort out redecoration after they acquire the house?

OP posts:
Original poster
HouseSaleIssue · 20/07/2020 20:03

Going on general concensus, I think we will need to offer them a discount to cover cost of redecoration. I think that the wall could take a while to dry out.

OP posts:
pussycatinboots · 20/07/2020 20:06

No, YANBU.

But then I painted every wall and ceiling in our 4 bed house in Nov/Dec to get rid of the rancid green that the previous owners had painted it.

If it's a prob, bung some cheepo wallpaper up and they can strip it a week or two later when they've completed.

DuckbilledSplatterPuff · 20/07/2020 20:08

"current decor is lining paper painted with magnolia paint. Pretty non descript really."
In an ideal world, you might get some sort of payment in some form, but
It's Such a very very easy fix, why not just get it done and not get involved in all the back and forth between solicitor/estate agent/ buyer which is exactly where something could go wrong and mess things up for everyone.

You've told them you replaced the roof for them, so they should be happy to get a discount and a repair. Just think of this as finishing the repair. Lining paper and magnolia paint - Id regard that as tidying up the mess left by the leak and finishing the repair.
People do like to redecorate, but they might want to do this at their own pace and at the same time it might make the room look messy and not as they remembered when they viewed.
I wouldn't risk the fact that not doing it might scupper your sale and cost you more than the small job. look on it as the cost of easing the sale going through.

Casiloco · 20/07/2020 20:11

It's worth contacting your insurers though. As others have said, the flat roof may well not be covered but internal damage for the leak would normally be covered under a good insurance policy.

DuckbilledSplatterPuff · 20/07/2020 20:13

Sorry crossed post. However, Could you get proper building advice on how long the wall needs to dry out and whether it could be repaired before the sale?

An issue like That would trouble me as a buyer I'd be wondering if the wall might need replastering and as I said, it could scupper the sale or make them ask for a larger discount.

Original poster
HouseSaleIssue · 20/07/2020 20:15

@DuckbilledSplatterPuff

I think you've nailed it. I think I am guilty of focusing on something that is relatively trivial in the grand scheme of things. I don't suppose it would cost it would cost more than £200, even if we paid someone to do it!

OP posts:
Singlebutmarried · 20/07/2020 20:15

It’s about £7 for a roll of lining paper and £5 for magnolia paint from wickes.

Hire a dehumidifier. Dry the wall and paper and paint.

All done.

nicknamehelp · 20/07/2020 20:17

They didn't have a survey as you cant do that without inspecting a property. They had a desk top valuation done for the bank to make sure bank has security.

claireyjs · 20/07/2020 20:21

Surely your insurance will cover it?

Original poster
HouseSaleIssue · 20/07/2020 20:22

@nicknamehelp

They didn't have a survey as you cant do that without inspecting a property. They had a desk top valuation done for the bank to make sure bank has security.
They appear to be buying without a survey, just a valuation. Maybe they are relying on the builder they are bringing at the weekend to inspect the property for them.
OP posts:
Byllis · 20/07/2020 20:22

I don't think you should be redecorating at the buyer's cost (I'd be massively annoyed at that suggestion if I were your buyer), but I don't necessarily think I'd be going to any great lengths to fix it either. As long as damage is superficial only (ie no water ingress, no damage to plaster, etc.) they may not care at all. I wouldn't be bothered about a missing patch of wallpaper as a buyer because I'd want to replace it.

I also think you should play up the flat roof repair if they try to get any more money off. Flat roofs are a real liability and even if it didn't come up on their survey as needing imminent attention, it would need replacing at some point. They now know it will be good for as long as possible.

Ask your solicitor's advice on how to handle this, but flat roof repair more than cancels out the wallpaper imo. You may be able to get away with leaving it as-is.

I do agree with pp that the fact you took a lower than asking price offer is irrelevant though.

Byllis · 20/07/2020 20:23

I don't think you should be redecorating at the buyer's cost (I'd be massively annoyed at that suggestion if I were your buyer), but I don't necessarily think I'd be going to any great lengths to fix it either. As long as damage is superficial only (ie no water ingress, no damage to plaster, etc.) they may not care at all. I wouldn't be bothered about a missing patch of wallpaper as a buyer because I'd want to replace it.

I also think you should play up the flat roof repair if they try to get any more money off. Flat roofs are a real liability and even if it didn't come up on their survey as needing imminent attention, it would need replacing at some point. They now know it will be good for as long as possible.

Ask your solicitor's advice on how to handle this, but flat roof repair more than cancels out the wallpaper imo. You may be able to get away with leaving it as-is.

I do agree with pp that the fact you took a lower than asking price offer is irrelevant though.

opinionatedfreak · 20/07/2020 20:23

TBH I would regard this as caveat emptor.

They looked at a house with a failing flat roof.
They are getting a house with a new flat roof.

I'd say they were quids in. As a vendor you don't have to declare any issues unless directly asked. The buyers surveyor exists to find the problems.

Original poster
HouseSaleIssue · 20/07/2020 20:26

@Byllis

I don't think you should be redecorating at the buyer's cost (I'd be massively annoyed at that suggestion if I were your buyer), but I don't necessarily think I'd be going to any great lengths to fix it either. As long as damage is superficial only (ie no water ingress, no damage to plaster, etc.) they may not care at all. I wouldn't be bothered about a missing patch of wallpaper as a buyer because I'd want to replace it.

I also think you should play up the flat roof repair if they try to get any more money off. Flat roofs are a real liability and even if it didn't come up on their survey as needing imminent attention, it would need replacing at some point. They now know it will be good for as long as possible.

Ask your solicitor's advice on how to handle this, but flat roof repair more than cancels out the wallpaper imo. You may be able to get away with leaving it as-is.

I do agree with pp that the fact you took a lower than asking price offer is irrelevant though.

Thank you for this advice. Would I be best asking the solicitor or the estate agent for advice do you think?
OP posts:
ForestDad · 20/07/2020 20:35

I'd be chuffed if the seller of my house had replaced an old flat roof between offer accepted and completion. Decoration is cheap. No point trying to decorate a wall that still might be damp, asking for flaking paint/mould.

LolaSkoda · 20/07/2020 20:36

Always ask yourself, if the buyer walks away what will I have to do? In your case, the answer was replace the failed roof and make good the walls.

You’ve done half a job. If they walk away over the cost of a bit of decoration that you haven’t done, you will likely have to do it anyway to re sell?

Original poster
HouseSaleIssue · 20/07/2020 20:44

@LolaSkoda

Always ask yourself, if the buyer walks away what will I have to do? In your case, the answer was replace the failed roof and make good the walls.

You’ve done half a job. If they walk away over the cost of a bit of decoration that you haven’t done, you will likely have to do it anyway to re sell?

This is very true. If sale falls through, I will put it up to be rented. I will obviously have to remedy decorations if we do this. I will suck it up and get on with sorting when wall dries out.
OP posts:
Byllis · 20/07/2020 20:53

I'd ask the solicitor, but then that's because we have a good one who gave us some really useful and very practical advice when we had a potentially sticky issue with our last sale. If you have a better relationship with your estate agent you could ask them instead.

You'll find out very quickly if you need to do something to save the sale, if it can be left or - worst case scenario - if you have the sort of unreasonable buyer who may use this to try and wangle more money off. It's also courteous to update and let the buyer know what has happened and that the roof is fixed.

RedOasis · 20/07/2020 20:55

They didn’t agree to but it water damaged. How would you feel if your seller did this to you?

Original poster
HouseSaleIssue · 20/07/2020 21:01

@Byllis

I'd ask the solicitor, but then that's because we have a good one who gave us some really useful and very practical advice when we had a potentially sticky issue with our last sale. If you have a better relationship with your estate agent you could ask them instead.

You'll find out very quickly if you need to do something to save the sale, if it can be left or - worst case scenario - if you have the sort of unreasonable buyer who may use this to try and wangle more money off. It's also courteous to update and let the buyer know what has happened and that the roof is fixed.

As far as I know from the estate agent, the buyer is desperate for the house and happy about replacement roof. All seems very positive so far. I will get estate agents to inform buyers when roof is completed in two days.
OP posts:
NotEverythingIsBlackandWhite · 20/07/2020 21:30

OP, there is no increase in value caused by the replacement of a leaking roof. A buyer expects a roof to not leak.

I would ask them if they just want the lounge and kitchen left undecorated though as it might be that they were planning to redecorate anyway.

Original poster
HouseSaleIssue · 20/07/2020 21:46

@NotEverythingIsBlackandWhite

OP, there is no increase in value caused by the replacement of a leaking roof. A buyer expects a roof to not leak.

I would ask them if they just want the lounge and kitchen left undecorated though as it might be that they were planning to redecorate anyway.

I disagree that we haven't added value to property by putting on new flat roof. As the flat roof was 11 years old, it was nearing the end of its expected life span and it would be anticipated that it would need replacing in next few years. By us doing a new roof, it won't need doing now for at least 10 years. This has saved the buyers a lot of money.
OP posts:
LolaSkoda · 20/07/2020 22:12

It’s a pain in the arse, especially when you want to just sell and move on.

But I think saying to the EA or buyers that there has been as issue which you’ve resolved, you’re happy to paint the wall when it’s dry or leave it if they would prefer to do it?

Byllis · 20/07/2020 22:19

Sounds positive. I don't think you have anything to worry about, but I would just keep the buyer informed (via EA, solicitor or even directly if you're already talking to them that way).

bumhead · 21/07/2020 06:21

So because you didn't maintain the flat roof it died so now you want to make the new buyers pay for it? Hmm

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