Would you move because of this? Or get it fixed?

[Usbt1000]

I am a single parent and have no support childcare wise. I feel this is relevant as I feel very alone in making big decisions like this. I feel totally responsible for DD’s future and obviously where she lives is important.

I moved into this house 3 years ago when dd was 1 and when ex left us. I bought it for 500k and it’s now worth around 520k based on recent valuation. It is a four bed detached with all new fittings (not a new property). Has some character and large driveway and decent sized garden and bedrooms.

I like the house but it does have its issues, the garden needs landscaping and the bathroom upstairs is small with a larger one downstairs. No utility room. Just little things like that. The major thing is this…roof probably needs doing probably reasonably soon and it has asbestos cement sheets under the tiles which would need to be removed. Had quotes for a new roof and it’s around 20k with cement sheets removed too.

The entire thing is making me anxious. I would love a newer house that’s a similar price with maybe a little less garden and trading smaller rooms for a utility and already done roof. There’s only a few of these in the village that are newer so unlikely to come up at the same time I sell, then I would be stuck having to move further out to a larger estate for a similar house.

I just feel really confused and conflicted and part of me is worried that perhaps the house won’t even sell. It’s a little unusual, it is on a cul de sac of four houses and set back off the road but central to the village. It’s large downstairs but more of a dormer style upstairs though the bedrooms are big.

Anyway, just don’t know what to do. Feel so stressed doing it all alone.

Downsize. Free up some money and have some lovely holidays.

£20k is a lot, but then so is stamp duty, solicitors fees and all the other expenses of moving. I suppose its down to what would make you happy. Personally a larger house central to the village sounds much more appealing to me than moving further out to an estate, but that's just me. Is a utility really essential? Do you need/use four rooms? Is access to schools or amenities an issue if you move further out?

I wouldn't be able to be bothered moving for a utility room and moving is expensive so kind of counteracts the roof?

Sorry I should have made clear in my OP that part of my anxiety or most of my anxiety is the asbestos in the roof. I’m scared of doing the roof at all @herbalteabag @Ketzele @Wingingit73

Is that valuation taking into account the roof issues? I’d probably downsize and have more free cash anyway, you don’t need 4 bedrooms

Sorry why do you need a massive second bathroom upstairs and a utility room in a house where there’s just you and a child? A 4 bed is massive for 2 people. I’d downsize and spend less money on mortgage interest. But be prepared to lose the cost of a new roof from the sale price.

Oh lord, downsize! Best thing I ever did.

@Darragon @herbalteabag well the roofers each said the roof was worn but not in immediate need of replacing.

The Zoopla estimate is 530 but I would personally feel 520 was a good offer so that’s what I have in mind

@FloodlightsOnTheSquare tell me more!! There’s a few four beds that are very new that are coming on around 500, I would love one of these but I feel sick with stress thinking about selling then one not coming up!

Get the roof fixed

you won’t be doing it - professionals will

if you are really anxious - grab a hotel room for a few nights whilst it’s sorted

way cheaper than moving

and you may end up
moving to problems you might not discover until after any move

it’s easily fixed , you can afford it, the house suits your needs

Do you really need a 4 bed house? You mention you and your DD. Would you not consider a 3 bed?
I would definitely look at moving.

Zoopla doesn’t know about the roof

any survey would and people tend to offer less than the cost of the work - so your house might be in the 520 to 530 range. The roof has a problem that needs fixing for 20 k so expect to get 490 or less

Don't worry about the asbestos in the roof! Asbestos is only a health risk after having been exposed to it over a very long period of working with it.

I certainly wouldn't move because of this alone.
Buying and selling a house is expensive, stressful and can often create new problems and worries. It certainly won't free up money, if anything, as some pp claim.

I wouldn't move unless absolutely necessary.

I would do the roof yourself. Any potential buyer is going to be aware of the roof issues following survey, aware of the £20k quote and will knock you down for it. Stamp duty and moving is £££.

I would convert one of the bedrooms into a utility, and possibly even split it and extend your upstairs bathroom size to make it the perfect home for you and your child over the next 15+ years.

Surely a new roof will add value to your home?

Why the fear about asbestos? You won't be the one dealing with it!

I'd do the roof, get it revalued and downsize.

I had a four bed 200-year old house that was a constant source of anxiety.

I got divorced and now have a cosy little three bed, still old and with character, but right in the centre of town. I couldn’t love it more.

About half the price and no dealing with rooms that are empty half the time, roofs that need replacing, leaks, ancient pipes, you name it.

You just have SO much more space than you need, life could be cheaper and easier.

This is the best idea ever! I'd love an upstairs utility, and if you could make your bathroom bigger too it sounds as though it would be perfect for you.

Can you say why you need 4 bedrooms?

If you stay where you are, how about getting a heat pump tumble drier (cheap to run) and putting a utility room in one of the 4 bedrooms? If you're not up and down to a clothes line, it makes sense to have a laundry room upstairs.

Well if they say that then wait for now. Or do it now as the cost will only go up. 20k isn't a bad quote for that size roof plus asbestos sheet removal - have you had any other quotes? Do you have the money? If you can afford to pay for / hold on to this house then do so, so that you can wait to downsize once at retirement. Selling & buying wastes a lot of money.

You could pay to have the job managed by a professional.I had an extension but about 15 years ago and the architect was keen to project manage it.I refused due to the cost but have always regretted it as it wasn't all finished in the way it should have been.It also means you don't have to deal with builders at all.
Perhaps your downstairs bathroom could incorporate a mini utility.

The minute that roof comes up in the survey they’ll want a LOT more off the price, certainly more than £20K. Get it redone, get the asbestos removed and re-roofed. It’ll be the best investment you ever make

Many older roofs (pre 2000) have asbestos in them somewhere, if not in the cement sheeting that forms the eaves, verges, soffits etc, then in the tiles. Panic ye not! I just did my roof and we took the asbestos cement sheets out, double bagged them and will take to the tip, or get a local asbestos contractor to collect. Next week I am taking out the soffits - also asbestos cement.

Asbestos cement sheets (if you are sure that's what they are - just chrysotile/white asbestos) are not friable, are considered low risk and their removal is not notifiable work. Roofers see them day in, day out. They should mask up when removing but there's no need for loads of dust to be created. Mine all came out whole. Rigid cement sheets are very different beasts to say friable asbestos insulation board, or extremely friable asbestos pipe lagging.

As the homeowner + not doing the work your risk is zero. And as it is sitting there at the moment doing nothing, it is doing you no harm. And it's worth considering neighbouring roofs will have asbestos in them too, so it's all around you!

Have you actually had quotes on the roof? Asbestos removal will be handled by a specialist so no need to worry about that. You have to weigh up the balance of cost of moving and the repairs that are needed. If you put it in the market for £520k you will be losing money (stamp duty, layered fees, moving costs). And anyone buying it if their survey notices the roof they’ll renegotiate - though if two roofers have said it doesn’t need replacing why are you stressing about it? It’s a buyers market though and any reason to knock down the price is fair game.
Can you revive the layout of your house? Is one of the bedrooms a box room? Can you enlarge the bathroom or divide it into an en suite and laundry room?

Do you have anxiety about asbestos per se, or about the hassle of a large project? I have a friend who is phobic about asbestos, so have learned a lot about it over the years! My main takeaway is that most houses built before the 80s have it somewhere, that it is usually safe if undisturbed, but that if you do have to disturb it it can be done completely safely by the right people.

I completely agree with others that it makes more financial sense to do the roof before selling. But you seem to be calculating costs and benefits based on the assumption that 'downsizing' means going to another four bed house with two bathrooms, plus a utility, just with smaller rooms?

This doesn't make sense at all. You will only not lose money if you move to a house with fewer rooms, surely? Maybe I dont get it because Im a poor Londoner who has four people living in two bedrooms, and who has slept in the living room for years, but WHY do you need a four bed? Why do you need a big bathroom, especially when you have two? Why is a utility so essential?

It would be easier to advise with these questions answered.

combine laundry into the downstairs bathroom with a stacked washer and dryer ? Get the roof done either way or be prepared to get a lot less than Zoopla - our house is way over valued on Zoopla it’s just based on nearby houses with no consideration of plot , condition etc. Maybe get a valuation from an actual agent then you can make a more informed decision