FTB — Level 3 survey on 1890s house. Roof quoted at £18–25k, but I’m more worried about red flags than the number. Does anything here look genuinely concerning?
Hi all,
I’m a first‑time buyer and just got my Level 3 survey back on an 1890s terrace. I expected some work had mentally budgeted around £3–4k for roof repairs.
The surveyor has said the roof is at the “end of economic life” and suggested budgeting £18–25k for a full replacement in the medium term (3–10 years). That’s obviously a big number, but honestly my bigger question is:
Is any of this a genuine red flag, or is this just normal old‑house ownership?
I could try to negotiate, but a small reduction won’t improve my cash flow, it doesn’t magically give me £20k for a roof. I just want to understand whether anything here is structurally or financially dangerous, or whether it’s the usual list of “Victorian house things” surveyors flag.
Here are the main points:
Condition 3 Items
Chimney Breasts
- Part of the rear chimney breast removed and supported by a gallows bracket.
- Need to check if this had Building Regs approval.
Internal Walls
- High damp meter reading around the rear door- They recommend a damp & timber specialist.
- Rear door is next to washing machine and tumble dryer in the kitchen extension with a solid concrete floor (90% confident no timber joists), and they used a search meter, not a pin meter.
Condition 2 Items
Roof
- Artificial slates may contain asbestos, there are a few slipped tiles but on the phone she seemed to be saying unlikely someone will repair tiles due to asbestos risk and as Roof is “end of economic life” and may need full replacement in 3–10 years, I should budget for full replacement now? This is where the £18–25k figure comes from.
Chimney Stacks
- Open pots on the chimney that’s still in use and two unused flues capped but not ventilated.
- Poor flaunching on rear stack.
- Cement mortar fillet should ideally be replaced with lead flashing (not currently leaking).
External Walls
- Ground level too close to DPC in some areas, recommended to address short‑term. (We’ve budgeted to remove the concrete in the back garden anyway for a new patio.)
- Some modern cement repointing, suggested to replace with lime mortar in short term.
For anyone who owns or has bought a Victorian/Edwardian house:
Does anything here look like a genuine deal‑breaker or major structural concern?
Or is this the standard list of “old house maintenance” that surveyors tend to highlight?
I’m trying to work out whether this is a sensible long‑term buy with predictable upkeep, or whether I should be more cautious.
Any insight from people who’ve been through this would be massively appreciated.