Survey new roof advice?

[NotChained]

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.

Second opinion today. Trusted roofer. Nothing wrong with the roof if will last another 5-10 years. Just needs some vents as it's condensation the other people were trying to take me for a ride.

Good news. Keep us informed on how your sale goes and what effect this has going forward? Good luck. Merry Christmas!

@sbplanet thank you. And thank you for everyone for their advice and kinds words, what a journey this has been.

Will keep you updated, think my buyer might still pull out but will see. Have a lovely Christmas all.

Great news!

Neighbours were told by a cowboy roofer that they needed a new one. I suggested to pull the insulation away from the vents in the soffits. No more condensation.

I bought my 1930s house in 2008. The level 2 survey said the roof was coming to the end of its life & would need to be replaced soon.

We accepted that a roof over 70 years old wouldn't last forever but didn't ask for any money off etc as it was priced to sell.

Nearly 20 years later we still live there, have never had a roof leak or any issue at all with it at all - not even a slipped tile.

Roof is still original with no sign of needing replacing.

Unless the survey specifies what exactly is wrong, or the roofer does when he inspects it, I would tell the buyers no & then put it back on the market if they weren't prepared to carry on. Its unlikely there is anything wrong with the roof if you have never had an issue with it - the surveyor is just covering their back due to its age.

@TricNorthCarolina The roof beams are wet! Of course there’s something wrong with it. Roof linings don’t last forever.

The rafters weren't wet from rain ingress, the 2nd roofer has said its condensation, an easy fix.

Many people get scared into having a new roof & often the new one is worse than the one they had - poorer quality materials and sub standard work.

The roof isn't lined, often better that a poorly done membrane.

We had this, one roofer said leak, one said condensation, did the roofer go into the loft to take a good look. Personally I'd get a 3rd opinion, either a roofer or a surveyor, if they pull out then that's up to them, there will be other offers and yes if you do get a new roof I'd increase the price.

This.

We recently bought a 1930s house and got a loft conversion done. Imagine if you replaced the whole roof only for another buyer to rip it off.

Get several opinions OP and go and check the beams yourselves if you can. If the beams are really soaking and about to fall down then yes you need to fix the problem entirely at your own expense before you sell. The buyer having had a discount is irrelevant. This is about you selling something with a massive fault. It is NOT ok to do that just because the item is at a discounted price for another reason. However, there is something a little fishy about "soaking wet beams" but no water in the property.

You haven't said (unless I've missed it) whether the £8k under asking price is on a million pound property or a £150k property. The important thing is the current market value of your property. You won't necessarily recoup what you've spent. Poperty prices are falling. I've observed that Mumsnet property price questions are full of posters supportive of the vendor and saying 'you've already accepted a reduced offer, don't reduce any more, they're taking the piss' etc. You have said that your property is priced sensibly to reflect work that needs doing. If you're confident in that, stick to your guns. Your buyer sounds tricky anyway and it doesn't sound like it would take much for them to walk away. It may be better for this to happen sooner rather than later. In any case, the buyer is being really unreasonable and silly to try and insist that YOU get a new roof done at entirely your expense. You're right to get a third opinion on the roof as you seem to have two extremes there.

Many people get scared into having a new roof & often the new one is worse than the one they had - poorer quality materials and sub standard work.

This. In spades.

No new roof is worse than an old one! Materials fail. They are not bomb proof for 100 years or more. Like every other aspect of a house, a roof needs maintenance. It’s that simple.

No new roof is worse than an old one!

I hope you never find out how wrong that statement is @OhDear111

ha ha you ve obviously not seen some of the rubbish that passes as a new roof....

This will be my last post. Thanks everyone and have a great Christmas.
It has a happy ending, roofer has priced up the parts to resolve the issues. They have spoken to the vendor and given their opinion on the roof, detailed photos and report has been provided. It's age and lifespan. Buyers happy and as long as work undertaken. 😀

That's great, so it didn't need a whole new roof then.

@NotChained it was always going to be age and lifespan! Felt and membranes don’t last forever.