What happens if something is missed on house survey?

[BunloafAndCrumpets]

We moved house three months ago. Had a survey which said no problems with roof despite me asking why corner of our bedroom had a wet looking patch.

Just had a builder round as loft is wet in the corner. Builder says the felt is rotting, needs either patching up or ideally replacing as it's deteriorating in a lot of areas (i don't think he is over exaggerating, it visibly is).

Has anyone had a similar problem? I (naively??) assumed this sort of thing would be identified by survey. New felt is about £6-8k. Quite stressed. Would appreciate any experience. Thanks.

What sort of survey did you have ?

Depends on the type of survey - dig out the paperwork. Did the surveyor have access to the loft to check the roof? Did they agree to do it?

Thanks for your help. It's a rics home survey level two homebuyer report. It says 'As expected in a property of this age, the roofing felt at the end of the roof is worn and weathered, and ideally the lower course of the roofing felt should be replaced to protect underlying timbers and to ensuring efficient discharge into the gutters. However, whilst the roof covering is satisfactory, the cost of disruption involved in replacing the lower course cannot be justified, but should be regarded as part of long-term routine maintenance.'

I think I just feel that given the roof was visibly leaking into the bedroom at the time the survey was done, there shouldn't have been any caveats of 'cost can't be justified'. The inclusion of this statement meant we did not feel we could negotiate with the seller on this point and the fact he said 'long term maintenance' made us think it wouldn't need doing within three months.

I think that, given you noticed the wet patch and the surveyor didn’t comment on the deterioration of the felt, there’s not going to be any recourse.

Really it’s your call whether the cost is justified, or whether to negotiate on price. I think unfortunately you missed your opportunity.

Oh gosh no I can't negotiate on price, I've bought the house and am living in it!

My issue is with the surveyor. Think he was a bit negligent. Wondered if anyone else has been here. Clearly I need to speak with him but he's not an easy character.

We are having same issues with roof too! But ours was bought in a hot dry summer so of course no visible damp issue.... low she behold few days of heavy rain damp patches! So frustrating!

I realise you’re already living there, hence saying I think you’ve missed your opportunity now.

I’m saying I don’t think he was negligent as he did raise the issue. It was your place, not his, to decide what to do - question him, get a second opinion, negotiate.... whatever options are appropriate.

The time when you received the survey was the time to act, not 3 months later. It’s rubbish but it does feel that’s it’s too late now.

Thanks Gillian. Seeing as he is the professional and he told me the roof wasn't leaking I didn't think it was my place to question him further. What exactly would you have said?

We looked round the house and I saw a damp patch in the corner of the bedroom. I specifically asked him to check the roof pre survey. He went into the roof and told me it wasn't leaking, was condensation in the bedroom if anything. I don't really know what else I was supposed to do.

I imagine the conversation would have gone along lines of me: him: it's not leaking. but it looks wet in the bedroom. Him: it's not leaking. Me: ok, but it looks wet. Him: I am a surveyor and I've looked at the roof and it is not leaking but sown the line, will need work. Me: can you check again? Him: I don't need to, it's not leaking.

Basically he failed to pick something up. Has anyone else been in this position? Thanks.

Check the small print of the survey. Most of them tend to say something along the lines of "we haven't checked everything and can't, for specific issues such as [literally everything], we recommend a specialist survey and it's on you if you don't get one, sucker, you have zero recourse thanks to this disclaimer, cheers for your money".

Or perhaps that's just my experience...

Have you been quoted 6 - 8 k for new felt? That seems terribly expensive. I would suggest you get several quotes.
Surveyors cover their arses very well. I think the fact that the problem was identified will mean there is no comeback. Winter rains will always find a weakness if it exists.

Burritofan yes it probably does say something like that. It is a bit of a pointless document from that respect. He did pick some stuff up that he recommended we had a builder check, which we did (and obviously paid for), and it wasn't important. This however he didn't recommend we get checked. Ugh.

Longeared bat yes, we live in an expensive city and the whole roof needs to come off (ie all the tiles). 6k using old tiles. 8k using new.

Ice cream I'm sorry, hope you stay dry.

Could you not just have the offending area repaired so that it doesn't leak? That would give you time to save up a bit.

unfortunately surveyors close ranks and RICS back them up. Don't waste your breath getting back to him.

the only real point of a survey IMHO is to cover you against subsidence, the big one - it should hopefully stop the insurers wriggling out of such a claim. Otherwise they are so hedged about (like this one) that there's no comeback.

Given the wording of the survey I would say you have no chance of a claim against the surveyor
You should have reflected the condition of the roof in your Offer x

So the wall was damp when he did the survey? And you raised that with him? And he said the roof was not leaking? I would say you definitely have recourse against him. That's what a survey is for.

I think his wording unfortunately covers him from any comeback. He's flagged the issue and the onus would have been on you to push him for further clarification, especially as he appears to contradict himself about whether it needs replacing or not.

I would imagine that he would argue he told you that the roof was aged and would need replacing, but that at the time he looked, it wasn't leaking. Now it is, but three months later.

Unless you can prove it was leaking when he looked?

It is unfortunate and I am sorry, house buying is a nightmare.

Unfortunately if this is the exact wording I don't think you have any recourse at all.

I expect the report also states that he hasn't been into the loft so cannot comment of the full state of repair.

I agree above, you should have read it closer and had a roofer inspect it before you completed.

I had a similar thing flag on my report surrounding the damp course failing. I paid for a full damp inspection... Nearly 4k to put right... The vendor was told she either reduced her price significantly to cover this or I would walk away. It took 2 weeks but she dropped her price after she got her own quotes that came in similar!

It's a bit hard to reflect the condition of something that is described as general wear and tear and doesn't need immediate attention..

Yes the ceiling was damp and yes he went in the loft.

We got everything followed up that he said we should by the relevant people: builder, electrician etc.

Meh I won't bother getting back to him if he's just going to obfuscate around. Thought this would probably be the case. Hopeless waste of money really in these circumstances. Thanks!