Roof help! | Mumsnet

Rocky1989 · 2025-10-03T13:01:20+00:00

Going through the process of purchasing a terraced house which has been converted from a 3 bed to 2 bed attic conversion but not signed off. Just found the roof looks to be sagging and it's only these 3 houses on the street. No structural damage in the inside. Has anyone come across this before? Is it anything to be overly concerned about?

GrannyAchingsShepherdsHut · 03/10/2025 14:07

That's something I'd be uneasy about.

Presumably the conversion means the timbers are all hidden away so can't be checked easily to be sure it was done properly?

Retrospective building control sign off would be non negotiable for me in your position.

A structural engineer report would be better, but I'd imagine they'd need to make a lot of holes, so seller probably wouldn't agree.

Is it marketed as having bedrooms in the loft or just 'space'? I didn't think they could call them bedrooms without building control sign off?

QuietlyFrench · 03/10/2025 14:11

I don’t know whether it’s a serious issue but it shouldn’t sag. I’d get a structural engineer or someone to have a look at it before purchase.

Ciderapplevinegar · 03/10/2025 14:16

I don't like the look of that at all. Noone ever says it's good that their roof is sagging...

JoshLymanSwagger · 03/10/2025 14:29

DH used to work in the construction industry.

He said he wouldn't touch that with a barge pole.

You'll need a full structural survey and tbh, they'll need to reveal the roof timbers (remove the plasterboard) to get the LA to sign off the BRegs now.

The fact all 3 are sagging, and all 3 look to have the same fairly new concrete tiles, I'd say it's going to be complicated and possibly expensive to fix.

Start looking for somewhere else.

IAmThePrettiestManOnMyIsland · 03/10/2025 14:35

Has the surveyor not been out yet? If he/she catches sight of that the lender will not loan you the money without a structural engineers report signing it off.

unsync · 03/10/2025 15:01

Nope, not in a million years. Someone's got the timber spec wrong in that roof. It shouldn't buckle like that.

Ablondiebutagoody · 03/10/2025 16:53

Looks like they have removed something they shouldn't have to make the room work for conversion. Probably some diagonal props were getting in the way.

Dbank · 03/10/2025 17:13

It looks like the roof tiles have been replaced with concrete and the roof hasn't been sufficiently strengthened.

Personally, I wouldn't consider buying this property

Original poster

Rocky1989 · 03/10/2025 17:14

There not calling it a bedroom, there only calling it a 2 bedroom with attic space now because it's not been signed off.

OP posts:

Original poster

Rocky1989 · 03/10/2025 17:15

Just space and I was thinking the same.

OP posts:

NotDavidTennant · 03/10/2025 17:15

Money trap. Walk away.

Original poster

Rocky1989 · 03/10/2025 17:18

Thankyou for both of your input.We have had a structural engineer for other jobs in the past and I said the same to my husband and I don't think there going to want someone making holes in there attic and taking tiles off before when have exchanged keys.

OP posts:

IAmThePrettiestManOnMyIsland · 04/10/2025 12:15

Rocky1989 · 03/10/2025 17:18

Thankyou for both of your input.We have had a structural engineer for other jobs in the past and I said the same to my husband and I don't think there going to want someone making holes in there attic and taking tiles off before when have exchanged keys.

What has the surveyor said? The seller will have to allow investigation if they want to sell the house as no lender is entertaining a roof like that without a structural engineers report. They don't have a choice in the matter unless a cash buyer comes along and accepts a sagging roof, which is never going to happen.

Tbh I just wouldn't bother with it at all. You could spend a grand on a report to be told it's not structurally sound, or needs expensive remedial works to make it so. You could negotiate the cost of all this with the seller (reduce the purchase price) but it's hassle and that roof doesn't look good from the photos.

dairydebris · 04/10/2025 12:18

Find another house. I wouldn't even waste money on a structural report.

Original poster

Rocky1989 · 04/10/2025 19:44

The bank went out to the house for valuation and approved us for the mortgage even though we are with them anyway and didn't say anything about the roof. We only noticed afterwards ourselves.
Shouldnt the bank have picked up on this? We were about to get a home buyers report who would have hopefully picked up on this and advised us to get a structural engineer report but we didn't get quite that far thank god.
Since posting this we have got ideas of cost from 3 local roofers and it ranged between £4k-£7k without physically going to the property.
We have emailed the estate agents to pass on this information and stated unless the work is done with proof of receipt before exchange we won't be going ahead with the purchase.
Do you think this is the right and reasonable way to go about it? Or do you think we should leave it all together?
A roofer has stated it's not uncommon but will need stripping off and it's because tiles weigh heavier than slate and they have not took this into account hence to dipping.

OP posts:

INeedAnotherName · 04/10/2025 22:36

Walk away. Seriously. You need new timbers and possibly structural support under that roof as you don't know what stress damage it has caused. The timbers could have small splits in them which become bigger over time (or warp).

The mortgage company doesn't care whether the house is structurally sound or not, they are only interested in finding out if they can recoup back the money they've lent. This could be on land value alone (although doubtful in your case).

The aggravation and stress is not worth it. Find a better house.

Leilaandtheloggerheads · 04/10/2025 22:40

From DP (builder) the concrete tiles that have been put on it are too heavy and the rafters have given way. It can be jacked back up again, but I guess if it’s converted you’re looking at having to rip the room apart to get to it. So you’ll have cost of putting that right and replastering etc.

IAmThePrettiestManOnMyIsland · 05/10/2025 17:24

Rocky1989 · 04/10/2025 19:44

The bank went out to the house for valuation and approved us for the mortgage even though we are with them anyway and didn't say anything about the roof. We only noticed afterwards ourselves.
Shouldnt the bank have picked up on this? We were about to get a home buyers report who would have hopefully picked up on this and advised us to get a structural engineer report but we didn't get quite that far thank god.
Since posting this we have got ideas of cost from 3 local roofers and it ranged between £4k-£7k without physically going to the property.
We have emailed the estate agents to pass on this information and stated unless the work is done with proof of receipt before exchange we won't be going ahead with the purchase.
Do you think this is the right and reasonable way to go about it? Or do you think we should leave it all together?
A roofer has stated it's not uncommon but will need stripping off and it's because tiles weigh heavier than slate and they have not took this into account hence to dipping.

I'm amazed the surveyor who has been out to do the valuation for the lender has missed this! Often the roof space inspection is a 'head &shoulders' so they just poke their head through the loft hatch and have a look. But you can see an issue from the outside too. The bank would not lend on a property with a sagging roof as it is considered a major defect that could affect the value of the property.

Going forward a Homebuyers Report would be the next step to discover defects, the surveyor actually enters the roof space (if accessible) for a Level 2 survey. You could also mention your concern regarding the roof with the booking team so they can add notes for the surveyor to have a good look. I suspect the surveyor would advise you get an expert report, because they have to cover their arses and are not specialists. The structural engineers will be able to tell you what remedial works are required but don't usually include costings. You would have to provide a copy of the report to whoever will carry out the work so you can get an accurate quote. At this point you can provide the evidence and quote to the sellers if you like to negotiate a reduction in the purchase price reflecting the extra cost..

It's all a bit dodgy the bank are unaware. You won't be provided with a copy of the valuation report because it is for the bank not you, so it's no good asking your broker/mortgage advisor about the roof because they may well rescind the offer of the loan altogether if they get wind.

I suppose it depends on how much you love the house, how agreeable the sellers are and whether you are prepared to potentially lose money on a Homebuyers and structural engineer if you decide to walk away when you see the findings.

Original poster

Rocky1989 · 06/10/2025 20:43

The buyers said they have spoken to "there" own builder/roofer and he said that the tiles are heavier than slate which could explain the cause in "slight" bowing but because theres no leaks, cracks or damage Internally on what he says is fairly thin plaster he believes the issue is cosmetic only and they have lived there for approx 20 years themselves so therefore they are not getting the work done and re-listing the property for sale. The estate agents are also aware of the whole situation.

OP posts:

GrannyAchingsShepherdsHut · 06/10/2025 20:45

Rocky1989 · 06/10/2025 20:43

The buyers said they have spoken to "there" own builder/roofer and he said that the tiles are heavier than slate which could explain the cause in "slight" bowing but because theres no leaks, cracks or damage Internally on what he says is fairly thin plaster he believes the issue is cosmetic only and they have lived there for approx 20 years themselves so therefore they are not getting the work done and re-listing the property for sale. The estate agents are also aware of the whole situation.

The only response to that is 'they would say that, wouldn't they'.

I'd walk away OP. It might be fine, it might not. Sounds like they're not going to allow a proper inspection of it, so you're at a stalemate.

ToffeeForEveryone · 06/10/2025 20:49

Walk away. That has money pit written all over it, in flashing neon lights.

Original poster

Rocky1989 · 06/10/2025 20:57

My thoughts exactly.If they genuinely didn't know I feel for them and not everyone has that type of money for an instant fix but trying to ignore it and sell it on . . . . I feel sorry for the poor bugger who buys it next that's if they get through the bank and homebuyers report without a glitch! There builder has just told them what they want to hear I'm thinking. . . . Walking away.

OP posts:

INeedAnotherName · 07/10/2025 11:56

Of course their own builder is going to say it's fine... otherwise the seller could sue them for dodgy work or get Trading Standards on to them!

Which leads to the next thought. What else have the builders (or sellers) bodged but hidden from sight? Broken damp proof course? Unsupported wall? Future subsidence due to faulty drainage? Painted over mould?

Walk away.

IAmThePrettiestManOnMyIsland · 07/10/2025 15:05

@Rocky1989 'There builder has just told them what they want to hear I'm thinking. . . . Walking away.'

Wise choice.