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Original poster

Survey new roof advice?

70 replies

NotChained · 16/12/2025 15:22

House is 1930s. I assume it's original roof. Have spent quite a lot doing the property up, have only hit equal with sale price and what was spent on it. Received an offer and price was in region of and we were offered 8k less than asking price.

Survey has come back saying needs a new roof. Buyer has asked me to get a new roof, and said even if it needed replacing in five+ years they couldn't afford it so it needs to be done by us.

I'm waiting on a roofer to come out and assess, but what is peoples stance on this. We have never had issues with the roof. It does have some algae on it due to trees in the area but not leaking.

I cannot afford a new roof, the house in my opinion was priced with the roof in mind so if there is no issue with it other than age then I don't feel it should be replaced. If it does need replacing then I would expect the value of my property to increase in line with the new roof?

What would your thoughts be on this I have already accepted a lower offer at 8k so I would argue this is already a discount in itself.

I think the buyer is maxed out finance wise. I want to be fair but can't be any more out of pocket.

OP posts:
Original poster
NotChained · 17/12/2025 13:20

@Southernecho I have not noticed any issues in the house at all! There is no damp in the property at all. The roofer was actually surprised by this. It is what it is unfortunately, and I'll have to take it on the chin and sort it out.

However it doesn't negate the fact the property value will increase so not sure what to do in relation to that.

OP posts:
Southernecho · 17/12/2025 13:35

NotChained · 17/12/2025 13:20

@Southernecho I have not noticed any issues in the house at all! There is no damp in the property at all. The roofer was actually surprised by this. It is what it is unfortunately, and I'll have to take it on the chin and sort it out.

However it doesn't negate the fact the property value will increase so not sure what to do in relation to that.

He may be right of course, not all trades are conmen.

I assume you ve not got any membrane under the slates/tiles? having some water ingress under the slates is perfectly normal in this sort of roof with the high winds and driving rain we've had, there is no membrane to take it away.

Whatever you do, don't go striping it all off now, we are in for a very wet winter.

I'd still get in a specialist surveyor, not someone who has a vested interest in you needing a new roof.

Original poster
NotChained · 17/12/2025 13:43

@Southernecho yes that's right there is no membrane. He said the beams were soaking and he was "surprised it hadn't fallen down yet" and suprised that I don't have any water in the property he thinks it's due to the structure outside.

I have a second opinion tomorrow. I want to do what's best and don't want someone to move into a property with a failing roof, but also it's a big out of pocket issue for me when the property was priced with the current roof and the buyer has already had a discount.

They have advised they cannot contribute towards the roof.

OP posts:
OhDear111 · 17/12/2025 13:53

@NotChained Surely the buyers survey was accurate. Why would a roofer know more? Soaking wet beams in the loft is a massive issue! No idea what “structure outside” means! The slates/tiles are all present. You have an issue because the house might not be mortgageable. The discount is not covering the roof repairs I assume. I agree roof vents might help but you have years of neglect here and no, moss on a roof is not good! Get rid.

redboxer321 · 17/12/2025 13:54

Sorry OP but he sounds as dodgy as hell. While there are good roofers, it's one of more dodgy trades in my experience at least. Can you get up into the loft? Can you touch the beams? Or at least take a photo? Did he take photos?
Definitely get a second opinion and a roof survey would be a good idea.
If it really is as bad as this guy says, it's bound to affect the sale price sadly.

HarryVanderspeigle · 17/12/2025 14:05

Did the roofer show you these soaking wet beams? You can get a moisture meter for about £20, so go up yourself and test all the wood. Potentially worth getting an independent roof survey, depending on what the second roofer says. Don't shell out on a new roof just yet.

Also bear in mind that until you exchange, the buyer can pull out at any time. You could do all the roof work and still have the same all through.

Southernecho · 17/12/2025 14:06

NotChained · 17/12/2025 13:43

@Southernecho yes that's right there is no membrane. He said the beams were soaking and he was "surprised it hadn't fallen down yet" and suprised that I don't have any water in the property he thinks it's due to the structure outside.

I have a second opinion tomorrow. I want to do what's best and don't want someone to move into a property with a failing roof, but also it's a big out of pocket issue for me when the property was priced with the current roof and the buyer has already had a discount.

They have advised they cannot contribute towards the roof.

You should listen to You and Yours on R4 on so called dodgy roofs.

That amount of water inside the roof would have a cause, a slipped slate, chimney flashing etc
these things can be fixed without a new roof and you said earlier, stuff stored there was dry?

Roofs also don't just fall down, the timber structure would need to be very rotten for that to happen and you d have water damage inside the house, over a long period of time.

His statement and your exp are at odds.

Original poster
NotChained · 17/12/2025 14:14

The surveyor mentioned the property needing a new roof, but no one has shared the surveyors points with me to read it's just been verbally shared.

Apparently the damp reading the surveyor got in the roof was 999. I haven't been up yet to have a look. This is why I got a roofer out to check if the surveyor was just saying it needed a new roof because of age or if there was an issue and if it could be resolved by fixing or if the roof needed replacing as it is end of life.

I am getting a second opinion to check i'm being given the right advice.

The discount and price of property on market did take into account the roof and any cosmetic work that might need doing.

If the property obtains a new roof surely the value of the property increases? Property's with newer roofs have been selling for more in my area.

Would it then be the case it goes back on the market at a higher price?

OP posts:
OhDear111 · 17/12/2025 14:22

Price increasing really depends on the sales price of other perfect properties that are similar in your area. It’s not a given the price increases as buyers expect a roof fit for purpose and you’ve saved money by not maintaining the roof or even realising the beams are sopping wet.

redboxer321 · 17/12/2025 14:39

As pp said, a new roof doesn't necessarily mean a higher price. It may, it may not. Might help it sell though.
Also a damp reading of 999 doesn't necessarily mean you need a new roof. It could be a leaking pipe, condensation or that your roof needs repair rather than replacement.

Southernecho · 17/12/2025 15:13

You ve no membrane, which means the air in the loft space will have a similar reading to that of the outside, its been very wet recently.
The beauty of no having a membrane is the roof can breath nicely.

I dont know what 999 is supposed to mean, a simple moisture meter put into the timbers will give you a better idea, low teens would be good.

BadgernTheGarden · 17/12/2025 15:25

Tell them the price already reflects the fact that the roof may need some work in the future. I very much doubt the whole roof needs replacing, if you have had no problems and the roof ridge isn't sagging or anything. Look for another buyer if they don't want to proceed, as you say if you replace the roof you will want more for the house and I wouldn't do it in the winter anyway.

BadgernTheGarden · 17/12/2025 15:28

Southernecho · 17/12/2025 15:13

You ve no membrane, which means the air in the loft space will have a similar reading to that of the outside, its been very wet recently.
The beauty of no having a membrane is the roof can breath nicely.

I dont know what 999 is supposed to mean, a simple moisture meter put into the timbers will give you a better idea, low teens would be good.

999 sounds like a fault on the meter to me, it can't be more than 100% moisture or anything like that.

poetryandwine · 17/12/2025 15:29

I would pay for my own objective survey, OP. It is the only way to deal with these buyers from a position of knowledge, to say nothing of possible future ones

Our roof is a lot older than yours and still going strong. We had about 50 tiles replaced nearly 10 years ago and some other repair work done, for under £1000. The roofer thought that with a bit of luck it would be a while before anything else is needed and so far he is correct

vitalityvix · 17/12/2025 15:36

I suppose the property was priced with an old roof that was currently fit for purpose. If it genuinely is absolutely soaking and needs replacing then the asking price didn’t reflect that, however, you have already taken £8k off the asking price. How much is a new roof?

Original poster
NotChained · 17/12/2025 17:21

@vitalityvix properties on the street with new roofs sold for 10k more than mine, I priced mine to sell. I then accepted a price of 8k less.

The roofer I had today quoted 9-10k insulation doesn't need changing. So when you look at it if the roof does need replacing - sold property for less than surrounding properties despite mine being bigger, allowed a reduction and paid out 10k+ for a new roof.

That would mean in this sale I have potentially lost 18-28k in reductions, pricing and remedial work.

OP posts:
SwedishEdith · 17/12/2025 17:42

Surely if it was all soaking up there, the insulation would need changing? Agree about You and Yours about this. Think those roofers called on spec though. Have you got a street WhatsApp? Can you ask on there if anyone had their roof replaced recently and who did it?

Original poster
NotChained · 17/12/2025 18:13

@SwedishEdith its just the beams the floor and all the stuff on it is fine which is why we never noticed it as we don't go touching the rafters. So the insulation should be fine.

I can only go off what he said, I'm getting a second opinion tomorrow see what he says. He works with my family so hopefully get a trusted opinion.

No WhatsApp, a few people on street have had roof replaced.

OP posts:
OhDear111 · 17/12/2025 19:39

@NotChained Or you could have gone up there and had a look for yourself. If beams are very wet, you would have known there was an issue. Houses aren’t guaranteed to make money. You really do have to maintain them and check them for faults. If you want to sell, you might well have to do this.

Original poster
NotChained · 17/12/2025 19:50

@OhDear111 it hasn't come into the house absolutely no signs of damp at all in the property. The rest of the attic is fine so it's never been noticed. I would however never leave a property with a roof not fit for purpose so we just have to figure out the next steps.

OP posts:
reversegear · 17/12/2025 19:53

have You seen the survey? Or are you taking their word for it? Regardless no way, they can either afford the house or now, it’s not on you to replace your entire roof.

Seeingadistance · 17/12/2025 19:59

I’d go up there and look for these soaking wet beams. I’m feeling pretty sceptical, to be honest. Your attic is dry, and there’s no sign of damp - that suggests your roof is fine! In the past I’ve had water pishing in due to just one slate being off. If there’s a major problem with your roof you tend to know all about it!

Willowskyblue · 17/12/2025 20:01

Please do as various pp have said and get a damp meter to test the beams yourself. Then you’ll know for certain whether they’re damp or not.
Our survey said we needed a new roof. It lasted 20 years before we replaced it.

mydogisanidiott · 17/12/2025 20:11

No they are being ridiculous. Who buys a house and demands the roof is replaced before completion.

Most surveys will say this on a 100 year old house even if it’s the surveyor covering his arse!

we bough a 1930s house and full survey said the same and we blissfully ignored it and the roof is fine - it’s welsh slate hard a nails and impossible to move.

its been priced to reflect the condition and age of the roof and they can take it or leave it. 🤷‍♀️

OhDear111 · 17/12/2025 21:31

@mydogisanidiott Slates and roofing material externally don’t appear to be the issue. It’s the lack of a membrane that’s letting in damp. Or so the survey says. Over 100 years, roofing materials can perish and it’s possible that has happened. It might be not working due to debris. It’s likely the whole roof doesn’t need replacing but a surveyor appointed by the op would give her peace of mind or more detail about what’s wrong and what the repair should be. If beams are damp, they are damp for a reason. No buyer will want this but a surveyor would take a sensible view on the quality of the roof and recommend immediate work or not. It might be some work needs doing but not the whole roof.

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