Unreasonable to renegotiate after a survey?

[foursquares]

Property originally listed last year (2025) for £520k. Reduced to £475k, didn't sell. On market for 6 months.

Reslisted this year for £450k. One offer in first week, no other offers apart from mine (accepted £435k in 4th month).

I've had a building survey done and needs a new roof (costs £20k approx from roofer and other £5k works).

Seller not budging on price, as he think he's already reduced significantly, so Aibu to expect negotiation on price?

They’ve already reduced it but it depends on on circumstances
sounds like they aren’t that bothered about selling or they need a certain amount to enable them to move

personally when we sold ours set a figure and never deviated be where do you stop

I don't think either of you are unreasonable.

That's a massive discount from last year already, I can see why he doesn't want to drop further.

On the other hand, I have negotiated before when the survey threw up significant issues that any normal person would want. In that case we met in the middle for the cost of repairs. But those sellers hadn't already reduced the price prior to that, and it wasn't an issue they already knew about and already factored in to the asking price.

When I sell a house the price reflects the current condition of the property. With my last house I knew the windows needed replacing. I could have done the work and then added the cost to the asking price but figured the buyer might want to choose their own windows, or stretch to afford the house itself and then sort the windows when finances permitted. If the buyer had a survey done and offered less because of the windows I would have told them to jog on.

The seller has had to reduce the asking price because he/she over priced it initially and had no interest as a result. The fact that he has reduced an over priced house isn't relevant to you or the market, although the seller clearly doesn't understand this.
Therefore, YANBU to request a reduction if it was not obvious that the roof needed replacing rapidly when you viewed it. If it was obvious and the work is not at all urgent, that would be different. At the end of the day, you need to feel comfortable with the price, taking into account any work that is necessary. If you don't feel comfortable, you try to negotiate and walk away if you can't reach a satisfactory compromise.

Is the roof leaking? Are the struts compromised?
Every survey that I have ever had done when buying a house say that it needs a new roof as surveyors always give worst case scenarios.

I never really understand the point of these types of posts. What does it matter if you get the response that you are reasonable?
It is not like mumsnet are judge and jury and the seller will have to do what we say if we agree that you are right.

You are allowed to ask for a reduction. You are allowed to walk away if they say no.
They are allowed to say yes, no or come back with a counter offer.
Each party makes the decision they can live with.
No one has to be ‘reasonable’ by someone else’s standards if they don’t want to be.

I would expect the seller to negotiate, yes, as the roof isn’t something the average buyer can look at and immediately judge if it needs repair / renewing, they need the survey for that. It’s not like making an offer then deciding later down the line you want to renegotiate because you fancy a new bathroom.

If the seller won’t negotiate though then that’s that, you have to either accept or move on.

It's difficult for anyone to say without knowing how it's priced in relation to the local market. It does sound like the seller priced it at the upper end to begin with, but if he's knocked off £85k in a year then it feels like you've already had your discount for replacing the roof.

Assuming it's an older property, most will need money spending on roof, windows, rewiring etc. It's ongoing maintenance really and most homeowners aren't doing these jobs until the point where they're about to cause issues.

Are you planning on living in the house long term? If so, £20k to replace a roof is nothing over the course of a decade or more. If you're looking for a house to flip and sell on for a profit in the next year or so, then it may not be the right house for you.

Ultimately, he doesn't need to renegotiate the price and if he's not in a rush to move, I can see why he would want to hold on a bit longer to see what other offers he gets.

YANBU to ask, but I'd firm up that £20k figure before you go back to him, because a vague number is easy to brush off. I've been a builder for nearly 30 years and the first thing I'd want to know is whether it's a full strip and re-cover or whether parts can be repaired. Get a second roofer up there (or at least looking with binoculars/a drone) and ask each one to put in writing exactly what's failing: slates or tiles slipping, nail fatigue, felt perished, battens rotten, any timber problems, flashings and chimney. Ask them to price full replacement and a repair option separately, with scaffold shown as its own line, as that's often a big chunk. Also check the loft yourself on a rainy day for daylight, staining or damp timbers. If two roofers independently say it needs doing within a couple of years, you've got a much stronger, factual case and the seller's agent can see it's not just a haggle. If it turns out to be repairable for a few thousand, you may decide it's worth proceeding anyway. Either way you'll know where you stand before exchange. Good luck.

Why does the roof need replacing? Is it just that the survey says it has reached the end of its life or has the vendor ignored active leaks or done something stupid like spray inaulation?
Could it be repaired rather than a full replacement?

Does the roof look fine externally? Are there any visible leaks internally?

You can’t ‘expect’ anything, you either want the house and will take the hit, or you walk away.

Yes, immediate repairs required to ridges and verges, and blocked mortar in valleys. Several missing and slipped tiles, with daylight observed from inside in several places. Apparently torching disintegrated from inside on all accessible slopes, which apparently is biggest issue.

Slightly high moisture readings inside accessible timbers.

Roofer said he could patch job, but then next heavy rain could mean a few more tiles slips a few meters away.

Surveyor and roofer said patch repair will costs £4k ish, as will need scaffolding on 3 sides, and will could fail.

Thanks that's helpful. There are a few options that were laid out.

1. Concrete tiles, but rafters will need strengthing.
2. Strip and relay using old reclaimed clay tiles.
3. Full relay using all new tiles.

Part of roof is covered from inside, so both couldn't see whether there is damage from inside

I am a first time buyer so I have only watched this from the outside, but I think you are both being fair, which is why it is awkward. The price had already dropped a lot, so the seller has probably priced in the age of the roof. The thing I would ask is whether the roof was visible or declared before you offered. If the listing or viewing made it obvious, he will feel you are asking him to pay twice. If it genuinely came out as a surprise in the survey, a smaller ask backed by the roofer's written quote is easier for him to say yes to than a big number. Something like splitting the difference on the roof could land better than asking for the full £20k. You also need to decide what your own walk away point is, because after six months on the market he may be more keen than he sounds. Whatever you do, I would do it politely and quickly, and ideally through the agent so it does not turn personal. Good luck.

Did you make your offer of the basis that this is a house that needs work, or did it appear to be in perfect condition? I think that makes a difference, because if you understood that this was a project from the beginning, it was presumably priced accordingly and in the seller’s mind they have already reduced beyond what they consider to be fair.

He isn’t budging, so you either walk away or accept the work I suppose.

If it’s an older house, I think surveyors always criticise the roof.

Well the seller clearly overpriced originally & depending on the survey I would reduce my offer particularly with something like a roof.

When I sell a house the price reflects the current condition of the property

Loads of people aren’t capable of looking at their house objectively & many have no idea re current costs.

With my last house I knew the windows needed replacing. I could have done the work and then added the cost to the asking price

In today’s market there is no guarantee you will get back what you spend on a house.

Are you buying for cash or with a mortgage?

Usually, a mortgage provider will reduce the amount they’re willing to lend if the survey has thrown up any serious issues with the property.

In practical terms, can you afford to pay the current asking price if you are buying with a reduced mortgage offer?

If that means you can no longer afford to buy it, then reduce your offer explaining why. The seller might not initially agree to the reduction but at least they will know that other buyers are likely to receive the same advice from their surveyors.

I worked in conveyancing for years. The bottom line is the seller can put it on for whatever price they want and they have no obligation to reduce the price because of something that’s found in a survey. You can ask but they can refuse and if you don’t like it either of you are free to find another seller / buyer.

Of course the seller can market for whatever price they like and decide not to negotiate after a seller. Of course, it also depends on whether they actually want to sell or just test the market and then withdraw. In this specific case, the seller has already reduced twice so appears to want to sell. He may well think that the OP has got a marvellous deal but that isn't actually the case as he hasn't had multiple higher offers and then decided to give her 50k off. He just couldn't sell for a higher price. It may be at this point, he decides to dig his heels in and tries to market the property again. He will have his bottom line and so will the OP. @foursquares has to decide what she is willing to pay, given the work needing doing and pull out if she can't reach an agreement that she is happy with.

Sure it’s fine to TRY and renegotiate but it’s also fine for them to refuse. It’s down to how much you want the house. Presumably you have the extra money needed if you were looking at that price point.
I’ve had buyers claim they are at their limit no more money in the pot - then I sell and next thing they are doing major renovations (not repair work), so I’d be standing firm too.

Well, he has already reduced by £15k, which is three quarters of the roof cost you have been quoted. I agree that I would take the 'It's needs a whole new roof' line with a pinch of salt anyway.

As PPs say, he's not obliged to reduce it, it just depends how much he wants to sell and you want to buy.

I'm a FTB, so didn't suspect anything is wrong with roof. From what I've read, depending on roof type, roofs can have an expected lifespan of 60-80 years, so one could reasonably not have to change roof for whole time at property.

To me it's a genuine surprise, and I've paid £300 for a roof quote..and prepared to meet in middle, but vendor isn't budging on price..so probably leaves me with just one choice..

Thanks for your input..