Cracked rafters help!

[Pereie]

We are in the process of buying a house.

The survey threw up some "surprising" cracked rafters in the loft void. The roof was replaced a few years ago so it's a bit of a shock to find a handful of beams in one area that have damage.

The roof has a warranty for the works but the builder said it's not a problem and doesn't need fixing (even though he has not inspected them)

The vendors are pretty disinterested in dealing with the situation... they keep referring to the fact there is a warranty and passing is over to the builder.

Now, we don't know how to proceed. I feel like it's a bit of stalemate. The vendors don't want to renegotiate the price, the builder won't look at the problem. We paid for an in-depth survey that stated it was a problem. Every structural surveyor we have spoken to has told us they would be unable to give us clear answers without prolonged and invasive investigations.

Should we just be expected to swallow to cost of the repairs or does it sound reasonable to push for repair or renegotiation.

You're buying the house and it's up to you if you proceed or not.

When you say a new roof, do you mean it was retiled? Normall retiling does not involve replacing any rafters.

If you have cracked rafters then it may be a serious structual issue - if these fail then the roof can collapse.

Sorry, but unless I had further investigations then I would walk away.

Builders are not structural engineers and probably doesn’t want to get involved. Ditto the owners.

If you really want to know what’s going on, get a structural engineer with house/roof experience to do a report for you. Basically it could be a problem if the beams are under sized. This can happen if they were not strengthened because the new roof weighs more than the old one. A builder rarely knows about structural calculations and what should be done to the structure of the house to carry the new roof. The weight of the roof goes via the beams, down through the walls and into the ground. So weight and size of beam matters.

If you love this house, get it looked at by a structural engineer and ask how much to put it right. It might not be a lot. But I wouldn’t proceed without knowing and most buyers wouldn’t either. Vendors with their heads in the sand are a PITA aren’t they?!

The water rly isn't worth anything if the builder isn't prepared to even look at it.

Is it an old property and was it retired with modern concrete tiles? I'd be wary about going any further, it could cost you £1000's.

Sorry that should read warranty.

How old is the house?

Do you know what it was originally roofed with? Look at nearby houses of similar age. For example slate is very light and small Victorian houses may have very flimsy roofs.

If a poor quality loft conversion has been carried out this may also be a source of problems.

If you are dissatisfied, don't buy the house.

Thanks for the replies.

It's a fairly large 1930s house. The tiles were replaced but not the rafters when the loft extension was done. A structural surveyor told us that the tiles they used is of an equivalent weight to the original so I am satisfied it's not a weight issue.

I think they were possibly damaged when they were doing the works (the steel beam sits under this part of the roof and could have knocked them or something when being put in place) but really who knows. The builder is now saying they would be happy to brace the effected beams to put our minds at ease - this seems satisfactory to me?

There is a few years left on the warranty so I guess we can keep a record for any movement or further cracks and pray it's not an issue.

Sheeeeesh ... it's never straightforward is it.

I wouldn't trust the builder until they have actually been up there to take a look at what's going on. It could be just a sticking plaster.

Well if you believe the builder ........

Definitely get a structural engineers report. If it states a structural problem it is up to vendors to get it sorted out or reduce price and you get it sorted. This could cost you thousands down the line. Proceed with caution.

Loft extension?

I'd guess something is wrong with the design or construction. Maybe the load is excessive or not evenly balanced or something. Or maybe the original timbers were cut to "open up the space" without proper design.

1930's construction should be pretty sound

i wouldn't be satisfied with a solution offered without examination and diagnosis. Especially if it came from the person who may have caused the problem.

BTW, have you seen the Building Regulations plans and approval? Probably can be obtained via the local council website. May be online.

Obviously, don't buy a house with an unapproved conversion.

i would walk away.