Sagging roof help required please

[Jaytye]

Apologies if this is in the wrong area, we're new to this site :)

 

We are in the process of purchasing a 1950s/60s property that is of 'cross wall' construction and has a dual pitched roof of timber frame construction, which is covered with interlocking concrete tiles.

 

Our homebuyer report has picked up on sagging to the roof, and advised to seek advice from a structural engineer, which is of course extra expense that we are unsure is necessary. The seller has had a few roofers round and provided quotes in the region of £200-£1000 for various works, but we don't expect they cover everything listed below...

 

Problems 

- Obvious sagging of roof visually from outside (similar to next doors, but ours seems to be worse)

- Wet rot on inside roof timbers
- Harmful moss on surface tiles and in gutter

- A couple of tiles lifted up and found eaves felt rotten 

- A few broken tiles not giving full protection

- Poor fitting of tiles, a few no longer interlocking

- Poor lead work around the chimney 

- Split batten on inside, caused by stress

- Timbers around chimney show signs of water staining

- Large hole in felt of loft space

- Rafters on ridge have seperated considerably closer to party wall

 

We have sent our own roofer round and shown them the problems/homebuyer survey etc. He came back with the attached report and concluded the entire roof may need redoing due to age and poor workmanship on repairs. But again, we're unsure if this is necessary. 

 

We've also attached the elements of our homebuyer survey that refer to the roof.

 

We're really unsure on the next steps to take. 1. Whether we do just get someone to fix up a few problems for the short term, but will the problems keep coming soon down the line? 2. Go on advice, and pay for a structural engineer in to assess the roof and pay more money/lose time. 3. Or we really consider a whole roof replacement, but we have no idea what this would cost. Any advice or support you could give would be greatly appreciated.

 

We're first time buyers, so everything here is new to us.

 

Thanks,
James & Kelly

 

 

Homebuyer_Report.docx Roof_Inspection.docx

[joe90]

Welcome, if you are looking to stay in the property for any period get that roof renewed, get a good quote (high) and use it as a bargaining chip to reduce the price, any repairs will have a very limited effect in my opinion.

[Mr Punter]

Yes this needs stripping and replacing.  Probably some structure as well if it is sagging.  Did your roofer give you a quote?  He knows what he is doing.

[Roundtuit]

As above; I'd re-roof if it was mine.  Don't bother with a surveyor; just get a reputable roofer to assess and quote.

[joth]

Just to add to what others said, you roofer seems to have done a good job with the Roof Inspection report, I really don't think you'll get much more value (for the additional cost) in having further surveys done vs getting your roofer to give a full cost to re-roof (ask to include any likely "surprise" extra costs that builders may normally be tempted to leave off an initial quote....) and run with that

 

[Temp]

Depending on how bad the wet rot is I would be asking my wife how badly she wants to live there.  Then get quotes to replace whole roof and use that to haggle the price.

[scottishjohn]

basically if you buy and replace roof --could you resell and get  all or most of your your money back --if not the price is wrong

that would be my view

[Jaytye]

Thanks everyone, really appreciate your advice!