House with leaking roof - what repair jobs to expect

[Nomorediy]

Hi there.

Im buying a house that has had a roof leak identified by surveyor. The seller (seemingly not insured for this) will agree a discount and I’ve arranged roofers to quote for repairs.

What is reasonable to expect seller to pay for, via retention or price reduction? Some internal work I would have done anyway and already got £25k off (5%) pre survey.

I love this house, perfect size layout and location, and knew it would need fully redecorating but wasn’t expecting anything structural. I am however prepared to walk away.

3 bed 1300 sq ft 1930s semi

Survey has identified:

Cracked main roof
Main roof not underlined
Moss-filled, cracking guttering
Too few downpipes
Water damage to some ceilings and walls, requiring replastering, not present when I offered (I took hundreds of pictures when viewing)
Condensation around windows (not present before etc)
Damp on most walls

Yes, it’s a wreck, which is why my offer price was about 75k-100k below similar houses on the road that are fully renovated.

The question is how to structure the cost sharing for the issues that survey identified in order to proceed?

The roof leaks I didn’t see and didn’t expect.
I discovered they occurred last year and the seller did not disclose this on their seller information form (naughty) so I would have had a compensation and damages claim if this had occurred after completion. My solicitor says seller absolutely has to fund repairs to roof.

But how much of the post-offer internal caused by leaks should seller also be responsible for?

Of course ‘should’ is academic. They can decide not to sell.

But what’s a reasonable amount for me to accept before I walk away?

I would walk away
they tried to hide the repairs needed
a roof is very expensive and there’s other issues too
The damp is a massive issue and condensation
you’re buying an absolute money pit and I’d not put myself thought it

I would walk away

Sounds like an absolute money pit. You have to think with your head rather than your heart when it comes to structural issues.

I'd be waking away from this one. It sounds like it's been poorly maintained for years and they'll be more issues to come yet - either walk or be prepared to start burning through cash!

What does cracked roof mean?
Roofs don't need to have membrane on and guttering is a few hundred pounds to repair or replace but a cracked roof sounds serious. If you need a new roof it could be £10-20,000

I wouldn't touch this house with a bargepole tbh. Damp on most walls and condensation around the window frames - there's far too much humidity in that house. The question is where is it coming from? Yes, the roof and guttering are obvious culprits but damp can come from a whole host of sources. It's unhealthy to live with and expensive to fix.

You got is for £100k less?

Honestly its not that bad at all, people get easily scared off because a roof is 'expensive' but you saved a bomb because the house has issues, a roof while costly is a far easier fix than say a rewire etc... because tradesmen don't even have to enter the house.

Worst case scenario a whole new roof which is approx. £25k (includes guttering and downpipes). You might however just need a new covering/lining which is more like £5-£8k depends if theres damp damage to the structure (is the crack tiles or wood?).

Damp could be and likely is the leak and/or downpipes/gutters both easy fixes, check the air bricks too but once again an easy job. If its rising damp dry rod it, you can buy a kit and DIY a whole house for £300. Most expensive would be if it needs fully repointing, that would be on your survey though.

Assuming a standard 3 bed house then midland/north/wales etc... £4-£5k plastering (might be more in places like London) to make good blown or salted plaster areas.

Condensation is neither here nor there, most houses have it especially if no one is venting them and they have damp... trickle vents, air bricks and vents help but aren't required. Run a good dehumidifier while fixing the roof and it will most likely be fine after you finish.

Yes easily 100k less. Is def a house many people would run a mile from. It has a host of issues but my thinking is that if I can spend less than what I’d pay in extra purchase price (and stamp duty) for a renovated comp to fix it up, I don’t mind doing the work.

I’m prepared to walk if the numbers don’t add up. I’m getting a lot of quotes from roofers and damp specialists before I decide. It’s impressive how many will agree to quote pre purchase. It’s absolutely the case that I’m not going to wander blindly into a money pit.

£20k for the roof is about what I’m expecting and I’d expect the seller to drop the price by this much. They can also pay for any direct effects of water damage. They would have to now disclose all this to their next potential buyer if I walked, it’s a breach of legal obligations not to.