Level 3 survey - surveyor is 'very concerned about roof structure'

[Olive45]

Hi!

FTBs here. In the middle of a purchase on a 2 bed Victorian terrace. Our surveyor contacted us because he is concerned about the roof. I've detailed what he has said below.

- The existing rafters are relatively small and visibly bowing under the weight of the roof.

- One rafter in particular shows a significant crack, close to snapping completely. This poses a risk of localised collapse, particularly under additional load from wind uplift or snow accumulation.

- Numerous other rafters show evidence of historic repair, but these remain insufficiently strong for the load imposed by the current roof covering.

- The roof was originally constructed for lighter clay tiles. At some stage these were replaced with concrete tiles, which are substantially heavier and have overloaded the structure.

- The cracked rafter represents a localised structural weakness. While wholesale collapse of the roof is not imminent, the section in question may fail if subject to further loading.

- Remedial action is required before winter to prevent partial collapse.

As you can imagine, we were quite shocked! Now, we are totally unsure how to proceed. We cannot afford to fix this. I've approached a couple of roofers but obviously they can't really provide a quote of the cost without seeing it themselves, which isn't up to us as we can't let them into the house. The EA has said they will speak to the seller about the issue, and see if she will get roofers out to get quotes herself.

Has anyone experienced something similar? This entire process is so stressful! I wish I had some friends in trades but I don't - all the info I can get about this kind of stuff is online, so it's so out of my depth. Surveyor said it is pretty common for houses like this to have had concrete tiles put on the roof without proper weight being considered.

Is it worth seeing if the seller will fix this before exchange? The house is perfect for us otherwise, and there are other issues which we were already aware of and have budgeted for (classic terrace damp, etc)

Thanks for any help

X

I would walk away tbh.

Sounds like it needs a new roof. That’s not a something you would ask the existing vendors to “rectify” but you could get quotes and them to reduce the price accordingly.

Hiya. You are buying a nightmare and this sounds like a deal breaker. I would sadly pull out.

The roof could actually collapse. The surveyor had done them a favour as they can take immediate action and stave off that collapse.

Either way you have had a lucky escape. There us no way in hell I would take that on. You won't even be able to insure it, with that report.

Calm down and be sensible, you go back to the drawing board. A fundamental shift has taken place and you need to alter course.

It’s not up to you to repair. The sellers need to do it or reduce the price by the cost.

At best the rafters need to be replaced, at worst it needs a new roof.

I’m a surveyor, and I’d be extremely reluctant to proceed. The ‘dead weight’ is one concern (the roof as it is now) but the significant risk is the live load if it snows or the wind load which can exert a downward force.

They need a qualified structural engineer to survey it now and some quotes for the works. The you can renegotiate.

I’d get a quote from a roofer, one that’s recommended if possible. It would be fair to pay them for their time with the cost offset against the cost of the work if you proceed. The vendor should allow access to the house, if they won’t then walk away.

Getting a quote from a roofer is not enough. The spans and loadings need to be calculated and designed. Only a structural engineer can do this properly.

I’m a surveyor a chartered building engineer and could design a roof. A competent chippie or builder could do the same. Should we? No. It needs to be a structural engineer.

I wouldn't proceed even with a reduction in price because these things have a habit of costing more than you expect. Not to mention the extreme hassle with getting a new roof and living with the worry of it collapsing at any moment. No way.

I’d pull out, unless the seller is prepared to pay for a Structural Engineer’s report and reduce the asking price by the costs of repairs and new roof.
This type of structural issue is becoming quite common as in the 1980s there were grants for new roofs on older properties in Improvement areas. Unfortunately the building controls at the time allowed unsuitable heavy tiles to replace lighter slates.

Walk away, its not a property for a FTB. You can't even be certain you would find a roofer who can fit you in before Winter. It doesn't sound as if the house is even safe to live in and if the work can be done you can't live in a house with no roof in the Winter. It's probably not mortgageable anyway, so the decision will likely be taken out of your hands.

Damp and it will need a new roof before winter? No chance I would buy this house.

Sounds like it needs a whole new roof. Three options really:

• Get quotes for a new roof yourself. Don’t rely on the seller to do this for you. If they want to sell the house they will let your builders in to quote. Shouldn’t be hard to arrange a convenient time with the sellers. Then reduce your offer by the amount quoted, plus a bit extra for contingency and your inconvenience.
• Tell the sellers you will proceed at the original price - but only if they get the roof completely replaced first.
• Pull out

Run. I am happy with cosmetic fixer-uppers but I wouldn’t touch that with a barge pole.

i concur. You cannot rely on her people being truthful because they will only be liable to her if the info is wrong,

Her people could be her son in law!! Send in your own person.

Walk away.

Sorry OP - I have a strong stomach for 'problem houses' but I would probably walk away from this too

I’d see what the seller comes back with. See if you can get a roofer/builder to have a look. Get a rough idea of cost and see if the seller will discount. Unless, of course, the house is marketed as a fixer upper and is priced as such.

Well done for having the sense to pay for a level 3 survey. Many dont and just cross their fingers. As others have said its not for you to worry about the cost of the roof. The sellers have the choice to either replace it or reduce the price the amount it will cost. Make it clear this is the minimum you can accept and if not agreed to you need to move on I'm afraid. Has the property been let out at anytime or is it owner occupied?

Yeah this.

The surveyor has helped you to dodge a bullet.

@Olive45 This work will cost a fortune! Find somewhere else to buy. The vendors need to sort this out because it’s not saleable. No surveyor will pass this!

DH is a structural engineer. Victorian houses should not have concrete roof tiles. The other thing to bear in mind is that the weight of a building is designed to go via the walls into the foundations. That’s how buildings are supported. A heavy roof has overwhelmed the structure and the whole roof needs to come off. Highly likely that the structure needs replacing. I’m surprised the walls are not bulging too. It’s unstable so please buy somewhere else. This repair will cost a great deal of money and you won’t get a mortgage . It’s down to the vendors.

Pull out. It isn’t your job to resolve. The roof could collapse between exchange and completion when it would be your problem. It could take the neighbours roof down, it could take the first floor down.

just be proud of yourselves that you paid for a proper survey. Move on. It’s a buyers market. You will find something better. Good luck.

Pull out now. This will cost serious money to fix. I was charged £19K back in the 90s when our roof had to be replaced because some idiot put concrete tiles on a Victorian roof frame.

I would go into the estate agents personally, show them the report. Tell them you will only proceed if they get a structural engineer out and they pay to fix the roof. You do not want to be the one burdened with this. Plus you would want all the documentation following the work.

We had some remedial repair needed on our property that we did and paid for before our buyers would proceed but it was a £70 job not a whole roof. Personally I would usually want to be the one who oversees any work on a property but this is just too big of a issue.

A structural engineer needs to assess not just the roof but the impact of the load on the walls and potentially foundations and neighbouring properties. Any future buyer of that house will come across the same thing you have so it is in the seller's best interest and safety to sort this out themselves immediately.

I would also advise you to be looking at other properties as well in case it all goes pear with this one.

Thank you for your input everyone! I really really appreciate it. :)

We are basically going to tell the seller we will only proceed if she gets a structural engineer out and the problems are fixed pre-exchange (and provides us will all documents to show this). Obviously this will be at a bit of a cost to her, so she is likely to say no. But no harm in asking right?

Luckily we haven't progressed too far with solicitors fees yet, so the money lost could have been far worse. You live and you learn aye!

In the meantime we will be refreshing Rightmove to keep an eye out for any more properties. And in future viewings, I will be climbing into the attic with a torch looking at every nook and cranny. 😅

Thanks again everyone. We don't have many people to ask their opinions on this stuff, as we are far away from family and none of our friends have bought houses yet! So we appreciate that you have all given us your opinions. :)

You still need to take care. You are putting a lot of trust in the hands of the sellers to do it properly. Personally if you were my friend or relative I would advise you to walk away. We are going into autumn, who has a roof taken off now?

I’d ask the sellers to get quotes (you can choose who to get the quotes from) then make a decision from there.