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Original poster

Who do I flag up issues raised in homebuyers report to?

18 replies

Cactusspike · 01/09/2023 10:47

I'm buying my first home and just need a bit of guidance.

House was built in 1950, end terrace. I decided to have a homebuyers report done as I'm buying alone and am not good at DIY etc so needed to know if anything needs doing urgently. I'm also throwing every penny into this house so will have very little in terms of savings once I move in.

Report has flagged up an issue with the flat roof over an extension. It says it will need repairing or replacing as it has the potential to leak. Who do I query this with? I've sent report to my solicitor who is raising some other stuff already.

Should I tell the estate agent to ask the seller for a report detailing how much repair or replacement will cost? Would I ask them to make the repairs/replace the material and then provide proof?

Apologies if these are stupid questions, I really want the house but I won't be able to afford to replace the material for a long time and I don't want to deal with leaks or the further damage they cause.

OP posts:
ClematisBlue49 · 01/09/2023 10:53

Not stupid questions at all... If you haven't been through it before (and sometimes even if you have), house buying / selling is a minefield.

I'm in the reverse situation. Someone is buying my Victorian era house and had a Level 2 Survey (same as Homebuyers report) which flagged up a lot of issues that made it sound like the new owner was likely to wake up in a pile of rubble before too long. In fact, most of the issues were not urgent, and surveys always make things sound worse than they are.

In your case, a roof that might leak in the future just because it is a flat roof, is not an urgent issue, so it's not necessarily the case that you would have a large expense imminently. Flat roofs are always highlighted as a risk, whatever state they are in. What you could do, however, is ask a roofer to give an estimate for the works and then potentially negotiate to reduce your offer by that amount, or part of it, as the issue isn't urgent. I would not expect the seller to arrange for quotes themselves. In my case the buyer has sent round a couple of builders, so we will see what they come up with, but both of them said that it wasn't as bad as the survey made it sound.

Best of luck

pilates · 01/09/2023 11:03

The red flags need to be addressed now and possibly quotations sought by you. You do have to bear in mind the surveyors are trying to cover their backs.
For example,
“It says it will need repairing or replacing as it has the potential to leak”
There is the potential for any roof to leak. But I would get a roofer round to see how much life is approximately left so you can factor in potential works.

Original poster
Cactusspike · 01/09/2023 11:07

Thank you for your replies

Ok, I feel a bit calmer now. I will arrange a roofer to go and get me some quotes and let me know how bad it is. I've dealt with damp due to a leaking flat roof before in a rental property I was in and we ended up with mushrooms growing in the porch so don't really want that again.

OP posts:
Mushroo · 01/09/2023 11:09

I’d take the report with a pinch of salt. They always come back highlighting loads of stuff you could just not bother with for ages.

Get a roofer to have a look, but unless there are signs of damp or leaking (especially given how wet it’s been!) it’s probably something to put on the ‘long term jobs’ list.

JustWhatWeDontNeed · 01/09/2023 11:13

I'd speak to the surveyor before sending a roofer anywhere. Are there signs of an actual leak? If not then I'd just carry on. Any roof has the potential to leak, it's a pointless phrase that only serves to worry you.

If I was the seller you wouldn't get a discount if there wasn't an existing issue. And if there was an existing issue, I would already have factored it into the sale price.

C8H10N4O2 · 01/09/2023 11:17

I agree - speak to the surveyor in person to clarify any points. IME they are often more open in conversation than in writing.

If there is a significant piece of work to do then its basically a case of negotiating with the seller and deciding if you want to go ahead. Any house of this age is going to have some issues, you will need to decide if its something you can live with for now, maybe share costs with seller or look elsewhere.

okthenwhat · 01/09/2023 11:30

I'd speak to the surveyor first. You've literally paid the surveyor to walk round the property and find problems with it so they will point out as much as is required to cover themselves. You need to find out whether it is an immediate problem, or a future problem. You also need to find out whether the roof is in reasonable condition considering age/build quality.

From your description, the surveyor didn't find evidence of water ingress so just flagged the roof as being at risk of leaking. Flat roofs can leak. Don't like it? Buy a house that doesn't have any flat roof. I'd be more worried if there was clear evidence of leakage over a long time causing damp/eroding mortar between bricks or something like that.

I see the purpose of home buyers reports as flagging the following:

  • If you're taking out a mortgage, is your offer a reasonable for the condition of the house
  • Is the house in reasonable condition for its age/build
  • Is there anything that indicates major structural issues in the walls/foundations
  • Is there anything that indicates issues with the structure or water ingress in the roof?
  • Is there anything which indicates problems with the electrics need to be checked by an electrician
  • Is there anything wrong with the boiler?
  • Any damp, rot or anything else like that

I totally understand your concerns. We had issues in our rented flat that made me very wary of things when buying our first house.

mycoffeecup · 01/09/2023 11:31

You need a full structural survey. Homebuyers reports often miss stuff

stealthninjamum · 01/09/2023 11:35

I would ask the owner how old the roof is. I just googled and found 20 to 25 years is their life expectancy. It might help you to budget if you have an idea when it should be replaced.

theemmadilemma · 01/09/2023 11:37

Yes, see if you can speak to the Surveyor to clarify. Ours was really helpful, were buying an older property, and some of the flagged stuff worried us, but as per other posters, it's mainly back covering and ours was happy to tell us he considered we were getting bargain.

Original poster
Cactusspike · 01/09/2023 11:44

Ok brilliant, I will get in touch with surveyor and ask.
I can find out when the extension was done to give me an idea how long it has left, I'd guess it's probably at least 20 years old.

I won't ask for a reduction in price, I'm really pleased with the price I'm paying, I just wanted some reassurance that I won't have to form out £££££ when I move in on my own, with my teenagers 😬

OP posts:
ClematisBlue49 · 01/09/2023 11:48

Cactusspike · 01/09/2023 11:44

Ok brilliant, I will get in touch with surveyor and ask.
I can find out when the extension was done to give me an idea how long it has left, I'd guess it's probably at least 20 years old.

I won't ask for a reduction in price, I'm really pleased with the price I'm paying, I just wanted some reassurance that I won't have to form out £££££ when I move in on my own, with my teenagers 😬

According to Check-a-Trade, the average cost to replace a flat roof in the UK is between £1440 - £3400, although it might not need to be done for some years depending on the age.

dreamersdown · 01/09/2023 12:07

I can see you’re a reasonable person, but just want to reiterate as I see it as a common FTB misconception - the seller has no responsibility to make sure that the house is to your standard. Just because a roof might be leaking etc doesn’t mean that the seller has to put that right - sometimes people sell simply so that they don’t have to do all of the work that property entails.

LIZS · 01/09/2023 12:11

"Potential" to leak is just covering his own back. It does not mean it does or will, get a roofer's opinion.

C8H10N4O2 · 01/09/2023 12:34

Cactusspike · 01/09/2023 11:44

Ok brilliant, I will get in touch with surveyor and ask.
I can find out when the extension was done to give me an idea how long it has left, I'd guess it's probably at least 20 years old.

I won't ask for a reduction in price, I'm really pleased with the price I'm paying, I just wanted some reassurance that I won't have to form out £££££ when I move in on my own, with my teenagers 😬

That makes sense. A flat roof won't last as long as a traditional tiled roof but needn't be hugely expensive (and they tend to be resin theses days rather than the old felted style). If the surveyor can give you a sensible expectation of life then you can plan for it in the coming years.

If this is your first every home as an owner then try to have a "house" savings fund with a bit going in each month so that when inevitable costs do arise you have a little cushion of money to ease the pain!

writingoutloud · 01/09/2023 12:39

get a professional in there yourself to estimate the cost of repair and/or replacement, take that off the price. i know someone comments are saying "surveyor reports are not that important" - IGNORE THEM. they are usually the sellers trying to sell shoddy houses. make sure you go into a home you feel financially secure in. it's also a buyer's market now so negotiate. good luck

BaronessEllarawrosaurus · 01/09/2023 12:41

To put it into perspective (though not a flat roof) our report said that it potentially needed reroofing and 30 years later I've still not had any issues.

okthenwhat · 01/09/2023 13:35

Home buyers reports are important. Sellers are often more often than not buyers too Hmm

But reports have to be viewed in context, understood to be what they are for and balanced against other factors.

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