You’ve had an offer accepted, booked a roof survey and the report has come back with problems. What now? For many buyers this is the point where the report earns its keep. It gives you clear, written evidence to take back to the seller.
This guide explains how to read the findings, turn them into something the seller can respond to, and choose between the usual options. It’s general guidance, not legal advice, and every sale is different. Your conveyancer should handle anything that affects the contract. And a report can never promise that the seller will agree to anything.
Start by reading the report properly
Before you go back to anyone, read the report from start to finish. Our reports set out the condition of the roof, the defects found, photographs and written recommendations, prioritised by urgency where relevant.
Sort the findings into three groups:
- Urgent: things letting water in now, or likely to soon, such as failed flashings or slipped slates.
- Needed soon: defects that will get worse, such as cracked flaunching or blocked valley gutters.
- Routine upkeep: clearing gutters, minor pointing and moss.
Sellers rarely move on routine upkeep. The first two groups are where your case is strongest. If anything isn’t clear, the Standard and Premium Surveys include a consultation where you can ask us.
Also look at what the report says couldn’t be seen. If part of the roof was hidden, or the loft wasn’t accessible, that’s worth knowing before you decide how hard to push. You may want to ask the seller what they know about that part of the roof, such as past leaks or repairs and any paperwork for them.
Get repair quotes
The report tells you what’s wrong. To put a figure on it, you need quotes from roofers. We don’t give repair cost estimates, but the report gives roofers a clear brief, so their quotes cover the same work. Getting more than one quote helps. Our guide to comparing roofer quotes explains what to check.
Ask the roofers to price each item separately where they can. That makes it easier to show the seller what each part of the figure relates to. It also helps if the seller agrees to some items but not others. Keep the quotes dated, and make sure each roofer has seen the same report.
Your options
| Option | How it works | Worth knowing |
|---|---|---|
| Price reduction | You agree a lower price to reflect the work needed | Simple, and you choose who does the work after you buy |
| Seller repairs | The seller arranges the work before completion | You don’t control the roofer or the standard of work |
| Retention | Part of the price is held back until the work is done | Needs your conveyancer and, often, your lender to agree |
| Proceed as agreed | You go ahead knowing what needs doing | Lets you budget, even if the price doesn’t change |
If the seller arranges repairs, a new roof snagging check can confirm the work before completion. Ask your conveyancer how any option affects your timetable. Whatever you agree should be confirmed in writing.
Want a roof surveyed? We cover London and the South East, with written reports and photos from £150 including VAT. Book a survey or call 07833 053749.
How to present the findings
- Go through your estate agent, in writing.
- Keep it factual. Quote the report’s findings and include the photographs.
- Attach the roofers’ quotes, or a summary of them.
- Say clearly what you’re asking for: a set reduction, specific repairs or a retention.
- Focus on the urgent and needed-soon items, and say which page of the report each one comes from.
- Give a reasonable time for a reply.
Keep the tone calm and practical. The seller may not have known about the problems, and a reasonable request backed by evidence is easier to agree to than a demand. Sellers and their agents respond better to clear evidence than to a general complaint that “the roof needs work”. Photographs of a split flashing or a slipped slate are hard to argue with.
Be ready for a counter-offer. The seller may agree to part of what you ask, offer to do some work themselves, or point out that the asking price already reflected the roof. Decide in advance which items matter most to you and where you’re willing to meet them.
A real example
On a Victorian terrace in Islington, our pre-purchase survey found slipped slates, chimney flashing problems and blocked gutters. Thermal imaging was used as part of the inspection. About £8,500 of repairs were identified, and the buyer negotiated this with the seller. You can read more in our case studies.
That was one sale, with its own circumstances. The outcome depends on the market, the seller and how much the issues were already priced in. We can’t promise any saving.
What to avoid
- Asking for money for routine upkeep the seller would expect any buyer to do.
- Adding up worst-case figures that aren’t backed by quotes.
- Leaving it until the day before exchange, when everyone is under pressure and there’s no time for quotes.
- Treating a defect in a shared roof or chimney as only the seller’s problem without checking who is responsible.
For flats, the lease usually decides who pays for roof repairs. Ask your conveyancer to check, and see our guide to who pays for roof repairs in leasehold flats.
Timing and booking
Book your pre-purchase roof survey as soon as your offer is accepted, so there’s time to get quotes and negotiate before exchange. Our Premium Survey report comes the same day, the Standard in 24–48 hours and the Basic within 48 hours.
Our survey is a specialist roof survey. It isn’t a RICS Level 2 or Level 3 building survey, and it isn’t a structural engineer’s report. It focuses on the roof, alongside any home survey you have. If your home survey has already flagged the roof, mention that when you book, so we know what the seller may already have been told. To book, call 07833 053749 or contact us.
Quick answers
Can I renegotiate after a roof survey?
Yes, many buyers raise the findings with the seller before exchange. The seller doesn’t have to agree to any change.
Does your report include repair costs?
No. It sets out the defects and recommendations, which you can use to get quotes from roofers.
What is a retention?
Part of the price is held back until agreed work is done. Your conveyancer, and often your lender, must agree.
Will a roof report save me money?
It can give you evidence to negotiate with, but we can’t promise any saving.
Related services
More advice
- Do I Need a Roof Survey When Buying a House?
- Comparing Roofer Quotes: What to Check
- Roof Survey vs RICS Level 2 and Level 3 Surveys
- Leasehold Flats: Who Pays for Roof Repairs?
- All advice
This guide is general information about roofs and roof surveys. It isn’t legal, insurance or structural engineering advice; for those, speak to a suitably qualified professional.