We are currently looking for a new property, and have made an offer on a nearby 3 bed dormer roofed chalet style semi.

Property around here is in big demand, and we made the offer the day after it went on sale. The guy sais he wanted to wait and has since had 2 more similar offers. However, they have told us we can have it for what we offered, but we need to tell them tonight.

The main problem is the roof - dormer roofs tend to leak and it has had work done on it, but he has said it needs 2 small jobs as follows:

1) The front barge board behind the lower rain gutter is going slightly rotten and will need replacing, in doing so the plastic guttering will be disturbed and will need replacing. Estimated cost to replace in wood, as is currently fitted, approx £200, or in uPVC maybe £300.

2)The rendering to the roof tiles where they meet the gable end barge boards needs replacing. This can be replaced by conventional rendering at an estimated cost of approx £200 or they can be capped using uPVC caps, not sure of the costs but estimated at again £300.

So does anyone have any experience of dormer type roofs, and do those costs seem correct as above?

Any other things I need to consider with dormer properties?

Anyone? Need to know by tonight.

Our kid's just bought one that sounds similar, that's pithing in!:eek:

And in English Bob? :D

The costs sound about right, and I'd definitely go the uPVC route as this will prevent the timber behind it from rotting. Also it is easy enough to clean and doesn't need re-painting. To be honest these are only small jobs judging from what you've posted but you may be as well getting a couple of local roofers to have a look at it and check there's nothing else needs doing.

Our thinking is:

1. Offer the same again (full asking price), but say we want the work doing by them.

2. Offer £2k less and say we will get the work done (which I would think will end up about £1k).

We weren't supposed to be moving til summer, but this place is nice for the cash, and we couldnt find anything else like this around here if we waited - I also like the garage, 12' by 20' - yippee, workshop here I come :D:D

Only problem is, our mortgage lenders are going to fleece us for a £2.5k penalty for redeeming before October, robbing gets :(

IMHO any house more that a few years old is going to need ongoing maintenance (some u may not see) so just because it needs 1k worth of TLC is not a reason to walk away. If I was selling the house my stance would be 'the house is being sold in the state its in, if we get the work done the price will be adjusted to reflect this'. After the offer has been accepted, if the survey highlights anything unknown then some re-negotiation may be needed.

Where did you get the prices from for the work? If you not going to do the work yourself get a trades man in to give a real quote and dont rely on your or the sellers estimates. Roofers will normally work in pairs so around 300-400 quid of a days work plus materials is realistic for a qualify job.

Dont forget if your in England you can pullout at any time upto exchange. You could also drag it out until October without any problem as average offer -> completion times in England seem to be around 6 months.

Only problem is, our mortgage lenders are going to fleece us for a £2.5k penalty for redeeming before October, robbing gets
Some morgage companies will not change your if your mortgage remains with them.

1. Offer the same again (full asking price), but say we want the work doing by them.

2. Offer £2k less and say we will get the work done (which I would think will end up about £1k).


So you have already made an offer which the buyer was sitting on. Reducing the offer could get the sellers backup resulting in you losing the house. It 1k worth losing the house over? If your willing to risk lossing it then go for it.

If you like it mate, stand by it. Maybe ask 'em to meet you half way as a goodwill gesture, but if the house is right for you then grit your teeth.

sounds ok to me..

Thanks all.

Bloke has just phoned and is getting the work done himself next week, so looks like we may be moving soon. :)

dormer roofs tend to leak and it has had work done on it, but he has said it needs 2 small jobs as follows:

Who told you this if it is flashed properly and propery built should be fine.

All sounds like minor work to me.

By the way this is NOT true

I'd definitely go the uPVC route as this will prevent the timber behind it from rotting

if you cover over bad rotting timber you can make the problem much worse

We've bought it anyway :)

At the end of the day, minor roof jobs can be sorted. He is having the work done pre-survey.

Ours has just gone on the market today, 3 people coming to view already :eek:

Remind me not to buy a house, whilst selling a house and running your own business again though :rolleyes: :D