Survey Issues - Next Steps?

[OneCoralReader]

Hi all - so am currently having a nightmare property search.
Have found a property that me and my daughter liked, however upon getting the survey it flagged the following:

🔴 Serious / Urgent Issues (Condition Rating 3)

1. Leaking Roof

Multiple leaks affecting lounge and master bedroom walls and ceilings.

Excess moisture detected in walls = potential for rot, mould, or timber decay.

No roofing underlay and unclear if insulation is sufficient.

1. Ceiling & Wall Damp Damage

Evidence of water ingress and stains from leaks.

Condensation in bathroom due to lack of extractor fan.

1. Electrical & Gas Safety

No documentation for recent tests.

Also: no CO alarm installed; smoke alarms outdated or missing.

🟠 Moderate Issues (Condition Rating 2)

1. Cracks in External Walls

Category 3 crack (5–15mm wide) under ground floor windows — possible structural movement.

Category 2 cracks and spalled bricks also present.

1. Windows / Skylight

Most uPVC windows fine, but timber skylight is rotten and likely a cause of water ingress.

1. Internal Floors & Tiles

Uneven floorboards, cracked kitchen and bathroom tiles due to subfloor movement or poor prep.

1. Outdated Kitchen/Bathroom Fittings

Old chipboard units under sink deteriorating.

Bathroom tile grout failing.

🟢 Minor or No Issues (Condition Rating 1 / NI)
Drainage, heating, and water heating visually appear fine.

External doors, some timber, and stair joinery are serviceable.

No flood risk or radon danger.

I got a roofer out to assess the roof, he used the word 'soaking' for the walls, as well as the bedroom directly below it. He suggested that the whole roof is at the end of it's life, and has been patched up a lot over the years, and quoted 50k for the replacement. I got out another roofer who expressed a similar sentiment. The guy living there - tenant - said it had been leaking for a year and no-one had sorted it out, the agent and landlords (owners) said they were never notified.

The roof is the responsibility of everyone within the flats, I think there are 5 within the building, however there is only a 2k sinking fund. I am the top floor, so I believe I am the one it is primarily effecting. I suggested a 30k price reduction to the agent, which he did not seem happy with. It's in a very desirable area of London but I really don't see many people buying it with these issues.

My mortgage broker said - I think it would be difficult to get a lender to accept this property, not necessarily due to the roof only but due to the amount of structural issues, the roof, the cracks in the walls and foundations, the condensation issues from the bathroom on the ceilings.
And then my agent said - What structural issues ? What cracks in walls and foundations? Have I missed something?
and also said the survey could be a cut and paste from every old victorian house he's sold for the past 20 years.

What is going on here? And what would be the best steps forward?
Can I get your general opinions please?

My general opinion....

Unless I have VERY deep pockets and also wasn't in a rush to get the flat renovated I'd be finding a different property to buy.
The damp and leaky roof is obvs a major issue which alone I'd probably walk from but also the cracked tile "due to subfloor movement or poor prep." would have me running a fair mile.

But that's me - Have you done any major renovations before? Is the property significantly discounted due to these issues??

No advice to offer just support.
I’m in the exact same situation as you. Buying a house I don’t really like but it’s all I can afford.
Survey has flagged up similar: damp, failed dpc treatment, cracks on the external render, movement, roof timber decay,

Feeling super conflicted. If I drop out I most likely will never find another property in budget and will have to either get a new job to afford more but so far my job search hasn’t been going well.
or move to a different city with affordable housing.

@its2025 Thanks for taking the time to respond - I have done renovations before, but it's been less complex and not dependant on other owners within the flat, the roof is the main issue for me - as it requires agreement to pay from everyone else in the building
@Dandelion24 I really hope you find a way through soon, whether that's a different property or this one, it's so difficult as the costs are likely to mount even if it seems cheap now.

Honestly, having lived in flats with shared funds before I would run a mile. You're going to have the battle with everyone to afford to do the roof and in the meantime, you'll be the one putting up with the damp and issues.

Have you posted before as I have seen this multiple time now in the last few weeks or are 3 different people on different sites seemingly buying the same flat and asking the exact same question again and again with the same details and key wording?

As on every post I have seen the advice is the same... the flat is a write off, bail out.

I don't really understand the agent's comments - my mortgage broker said - I think it would be difficult to get a lender to accept this property, not necessarily due to the roof only but due to the amount of structural issues, the roof, the cracks in the walls and foundations, the condensation issues from the bathroom on the ceilings. - and then the agent said - What structural issues ? What cracks in walls and foundations? Have I missed something? - and also said that the survey could be a copy and paste from all the older properties he's sold in the area - I don't really know what I'm meant to say to him, are the issues not that bad?

Remember the agent is trying to sell you the flat to get their commission!! Their opinion is biased.
You can just say to them the survey has put you off - that's all you need to say.
And honestly if the survey is talking about structural issues....in a shared building where multiple people would have to agree on any action and costs to put right...... Most people would run a mile.
The issues you've listed here so not sound insignificant to me.

What do you mean by 'your agent'?

Buyers don't have agents, sellers do... the Agents job is to get you to buy, they don't work for you or answer to you, your not the one that hired or pays them.

This sounds huge. In a flat I would definitely walk away. The agent is talking absolute rubbish to get you to buy the house.

i have bought three Victorian houses, two in highly desirable London postcodes where I have also sold, and I have not seen anything like what you say in a report although I have seen many damp flats - I have walked around touching walls to check - when we were first considering buying a flat. I have just knocked 20k for a new roof for another purchase.

Just to let you know, what actually happened was the property turned out to be unmortgageable!

Get an independent structural engineer to check the cracks and subfloor, confirm the roof costs, and clarify who’s responsible for repairs. With all the damp and potential structural issues, make sure a lender will approve it before going further.

If you can't get a mortgage on it then it's not worth having even if you can buy it outright.

Get a* *structural engineer inspection before doing anything else — it will tell you if the cracks, damp, and roof issues are serious enough to walk away or negotiate.

It sounds like this property has serious issues, especially with the roof, water damage, and possible structural problems. Getting a structural engineer and clarifying who pays for the roof repairs should be your next step. Unless the other owners or the price drop cover most of the costs, it could end up being very expensive and tricky to get a mortgage. It might be worth walking away if you’re not ready for a big repair project.

This property has a lot of red flags. Serious roof issues, damp, mould, structural cracks, and electrical/gas gaps aren’t things to ignore. With a tiny sinking fund and multiple owners, any major repairs could hit you hard financially. I’d get an independent structural engineer to assess it, but honestly, it might be safer to walk away unless you’re ready for big costs and hassle

I would move on tbh.