What type of survey? Sagging roof (pics)

[BlueCarGreenCar]

I’ve had an offer accepted on a detached Victorian. When viewing, there were some cracks in a beam in the loft conversion and the roof appears to be sagging. Should I get a full structural survey and how much is it likely to cost?

You'd do just as well to get a trusted or recommended builder to have a look at the roof and any other issues you think there might be.

A survey, even a full structural, will just give you a big long copy and pasted list of potential issues that may or may not need addressing and tell you to seek ''further specialist advice'' for them.

I agree, if you already know there is an issue get a builder.

Do not get a builder!!! They have zero qualifications on what is wrong with this roof. They would give you a price to put it right once a specification has been drawn up by a Structural Engineer. You need a specialist to work out what’s wrong.

My suggestion is that the roof beams are insufficient to support the weight of the roof. Hence heavy tiles are essentially making it partially collapse. Please get it looked at by a professional because this could be a big and expensive job! Do not just get a builder. A beam cracking is serious and it’s pribsbky overloaded.

Loft conversion?

Does it have Building Regulations approval?

I will guess not. So you will have to assume it has not been properly done (if it was, why wouldn't you have it inspected?)

A bad conversion adds negative value to the house, because it costs more to rip it out and do the job again properly than it it had been done properly in the first place.

Your photos are not clear so I can't see the trouble.

What is the roof covered with? Slates, tiles, stone?

if somebody tells you you could have Indemnity insurance, bear in mind that is not intended to pay the cost of putting right bad building.

You might do better to look for another house.

Thanks for the advice all - although I’m still not sure what the best course of action is

The property was several dwellings at one time, knocked into one a long time ago. Only half the roof space has been converted before building regs were a thing. This is where the sagging is. The roof will be stone I’d imagine.

What I’d do ideally, is have the whole roof space converted to a master bedroom with en-suite and a dorma but no idea if this is possible. I have got the house for a good price so use the money to do this properly to building regs, I just don’t know where to start? I’ve included another photo too.

Ive just had a full structural survey done on my own house (at request of buyers building society). It was incredibly useful and not at all a copied and pasted list. Because I paid the surveyor talked me through everything. It was £300 for an independent person (not linked with the building society). I would do it again, it was very informative.

A stone roof is very heavy. We don't have them here. I'd guess that the whole roof will have to come off, and be reconstructed to a proper standard with rooms designed into it from the start. Supporting timbers might have been removed from the original build which could be why it's sagged.

If you want it rebuilt with a stone roof you'll need a local specialist both to clad it, and to design it for adequate strength. It may be possible to find reclaimed pieces to match, from a demolition. Don't get modern tiles, especially not concrete ones. It looks like the house has wooden lintels. You may need concrete or stone ones.

It's good to hear that you have lots of money, I think you'll need it.

We have an old house and we called a specialist in to do a survey for us. We weren't going to do it but our buyer's surveyor suggested it (not touting for business) as our type of property can have hidden costly issues.

A full structural survey is likely to say that you need a structural engineers report anyway. There is nothing inherently wrong with a stone roof - plenty of old houses around me have them - but they will need to be stronger to account for the weight. Sagging roofs are pretty common and can be due to different things - removal of tying members, undersized members, rot/damage etc. I can't tell from the photographs what the cracking in the beam is. It could be very serious or not so much.

If you are wanting to convert it anyway, then you will likely have to take the roof off and rebuild anyway. Just be aware that old houses can be expensive to convert, and nasty surprises can be thrown up.

If you really like the house I suggest getting a structural engineer to do a report, and give advice on what may be required (structurally) for the conversion. I'm assuming that your valuation report will probably make it a condition too for the mortgage.

I 2nd piglet. Is it a conservation house? Stone roofs are a heritage feature of the area probably & it'd be a shame to change it. Stone is very heavy though so I bet supporting trusses have been moved to make the extra room. It actually sounds quite dangerous, if the beam(s) are cracking with that weight on top of it. I bet the stone could be re-used if taken off in order & numbered. To have the loft you want with the current damage probably means a total strip-off & rebuild. ££££ If you speak to the local council conservation officer they might well be able to put you in contact with heritage contractors who know how to work with this type of roof.

I’d get a full structural and let the surveyor know in advance that you have particular concerns about the sagging roof and would like to know the cause and what to do about it. It might be the case that beams have been removed and you might then be advised to speak to a structural engineer about getting it resupported. It might be that lots of the wood beams are old and failing. It might have been some movement that happened years ago and it’s therefore not particularly urgent to rectify. If you ask they might be able to give you a ballpark figure to put right.