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Selling a House With a Bad Roof?

Property Saviour Problematic Properties Selling a House With a Bad Roof?

It can be difficult to sell a house with a bad roof because today鈥檚 buyers are looking for ready-to-move-in homes.聽 With a busy work-life schedule, rising cost of materials and skilled roofers in short supply, buyers are keen to buy homes that do not need any work.

The good news is that you can sell your property that needs a new roof to a genuine cash house buyer such as Property Saviour.

If you are thinking about whether to replace your roof before selling your home, read our article to make an informed decision.

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Selling a house with a roof problem

You can try and sell your house via an estate agent however, a building survey will highlight a leaky roof and possibly recommend damp or dry rot surveys.聽 You will not be able to achieve full market value.

Instead of wasting time and paying holding costs of mortgages, council tax and insurance, would you rather be better off selling for cash?

Here at Property Saviour, we buy any house in any condition, so a leaking roof is not a problem for us. We buy houses full-time, so we have lots of experience, and we help sellers with problematic properties.

You will receive a free cash offer within 48 hours of contacting us. Contact us on 0113 320 6700 to have a non-obligatory chat, our friendly team will explain every step of the process.

What can go wrong with a roof?

Have you recently checked the condition of your roof? Many people neglect their roofs until it’s too late, and issues become unavoidable. Don’t let this be you!

Your roof protects your family. While it was likely very durable when installed, it’s bound to have some wear and tear after years in the sun and storms. Regular inspections are the best way to avoid major problems.

You may not realise the damage a small leak can cause if it’s undetected. To help you identify and fix common roof problems, we’re here to provide some helpful advice.

Leaking roof

Roof leaks are one of the most common roofing issues that homeowners face. These can be caused by various roofing issues, such as broken roof tiles.

Leaks are found near the chimney, gutters, flashing points, rooflight windows, and guttering pipes.

To determine where the leak is coming from, it’s best to check the attic. Bring a torch and look for water stains, mould, or black marks. If the ceiling is vaulted and you can’t access the attic, the issue must be identified on the roof.聽

Ask a professional roofer to assist you.

Damaged flashing

Flashing is a material made of plastic or sheet metal, which is used to protect creases on fixtures like skylights and chimneys.

It also helps to preserve venting pipes under the roofing materials. Unfortunately, if the flashing material cracks or becomes loose, the fixtures are exposed to water, theft and moisture.

Long term exposure to water

Trees that restrict sunlight encourage the growth of moss on the roof surface. Over time, this can pose a threat to the structural stability of the roof.

As a roof collects moss and debris, over time, this results in water being collected.聽 The moisture destroys your roof tiles.

It is best to jet wash the roof carefully and create a solution that allows water to be drained off safely.聽 For a flat roof or a roof under a tree, this needs to be done as a priority.

Tree damage

Damage to roofs from falling branches is a common problem faced by homeowners. You might think that only large branches are the culprits, but even smaller ones can gradually wear down the roof’s surface if they rub against it. Trimming tree branches regularly when they come close to the roof is a good way to lessen this risk.

In severe situations where a tree poses a significant threat, it may be necessary to uproot it. Relocation to a safer spot might be needed, specifically in areas that often experience strong gales and storms. Even though this might seem drastic, it ensures the long-term safety of the home and its occupants.

Prevention is better than cure. Check your roof for any signs of wear or damage can prevent small problems from becoming larger, more expensive repairs.聽 If you have a fear of heights, use a drone to check your roof regularly.

This simple advice can lead to a long-lasting roof and a safe, comfortable home. So, keep your trees trimmed and your roof inspected, and you will be well on your way to preventing damage from falling branches.

A leaky roof can invite pests into your home
Missing tiles leave your home exposed to rain and uninvited pests such as pigeons moving into the loft - as shown above.

How much does it cost to reroof a house in the UK?

Having a waterproof property certainly appeals to any buyer, and it makes it mortgageable and far easier to sell.聽 It can take up to one week to replace a roof, depending on how much damage has been caused by your current problematic roof.聽 Costs will include:

路聽聽聽聽聽 Hiring and installation of scaffolding to the property, which could be from 拢1,000 or more for larger homes;

路聽聽聽聽聽 New roof tiles that match existing tiles;

路聽聽聽聽聽 New joists if existing joists are rotten;

路聽聽聽聽聽 New treated timber roof battens;

路聽聽聽聽聽 Breathable roof membrane sheets that act as a roofing underlay;

路聽聽聽聽聽 Labour cost in removing the old roof tiles;

路聽聽聽聽聽 A large skip for any rubbish up to 拢500, including a permit.

For a typical 3-bed semi-detached property, you鈥檇 be looking at around 拢10,000, including the cost of materials and labour.聽聽Actual costs will vary depending on:

路聽 聽 聽 Roof materials required for your roof as timber prices are very high at the moment;

路聽 聽 聽 Condition of the roof and the extent of the damage;

路聽 聽 聽 Your location.

Watch out for a rogue roofer!

For a homeowner, replacing a roof can be a substantial cost and a very stressful experience.聽 Once you have requested quotes from a couple of roofers, it would be time to start obtaining references.聽

Ask to take a look at their previous work, and we don’t mean showing you photos on their phones.聽 Speak to their actual customers, go and see their properties to find out what the issues were before, whether there were any issues after the re-roofing, and how they were dealt with.

Does the roofer provide you with an insurance-backed warranty?聽 This can cover a period of up to 10 years after the works have been carried out.聽 Are they a member of a trade body?聽 Do they have a complaint procedure if the work carried out is not satisfactory?

Rogue roofers can provide you with false references, such as friends or family pretending to be their customers.聽 If your gut says something isn’t right, then walk away.聽 It is worth checking what their roof looked like before the work started; this is when photos can help.

In quite a few cases, we’ve seen stories of roofers asking homeowners to pay upfront for scaffolding and materials, never to be seen again.聽 We recommend that anybody who asks you for upfront payment, you don’t deal with them.聽 The minute they have your money, they will be gone forever and apart from reporting them to ActionFraud there’s nothing else you can do.

Roofers will have trade accounts with building material suppliers with up to 30-day credit terms.聽 Therefore, you should never have to pay upfront for materials.

You can, of course, opt to instruct a scaffolder and pay for materials yourself, and if you are careful, you might be able to save a few quid by negotiating better prices.

When you start replacing the roof, you may realise that guttering could do with a replacement, too and before you know your costs can run away.

Example of a bad roof requiring immediate repairs
A leaky exposed roof can do irrepairable damage to roof joists, battens and floor boards.

How long should a new roof last?

The overall lifespan of a roof depends on weather conditions and the area for example if your house is on the seafront, it is likely to have a much shorter lifespan.聽 On average the expected lifespan of a roof is around 20 years.

Is it worth getting a new roof before selling a house?

Potential buyers will be encouraged to know that the roof has been replaced and comes with a warranty.聽 This means they won’t have to pay for roof repairs in future.

For a seller, this means they will achieve closer to the full asking price, a quicker sale and no haggling over the price after a survey.

Is it worth replacing a roof?

Replacing an entire roof can be cost-effective instead of repairing your roof in patches. A properly installed roof should last at least 20 years without any cause for concern.聽

If you wish to sell your property ‘as-is’ because it is empty and the roof is about to cave in, it won’t be worth repairing it as there’s no guarantee that you will recoup your investment if it needs a full refurbishment.

If it is an empty property, then chances are your property has a history of damp, rotten joists and聽roof battens that are soaked in water, moss, and rot.聽 Your roof may also have asbestos.聽 Asbestos was widely used in building materials right up to the year 2000 before it was banned.聽 It will require a specialist asbestos removal company.

A roof exposed to the elements can also invite pests such as pigeons, making it their home.

Even after replacing the roof, there is no guarantee that you will be able to recoup your initial investment back. Have you considered the hidden cost of replacing a roof?

Result of a leaky roof means replastering and painting
Result of a leaky roof means replastering and painting.

Hidden costs of replacing a roof

Aside from the upfront cost of replacing a roof, there are several hidden costs that you may not have considered when replacing a roof.聽 These include:


Working full-time means that you may not have enough hours in the day to:

  1. Research various roof materials
  2. Contact roofers and ask them to provide you with quotes and references
  3. Take a week off work to supervise their work as they strip off the old roof and install a new one.

If you have small children or have other commitments on the weekend, there is increased pressure on your availability.


British homeowners tend to repair or replace their roofs during the Spring or Summer.聽 In Spring, homeowners start to notice issues with their leaky roofs, and it is the ideal time to replace a roof.

If you have inherited a property or are a retiring landlord, then timing is of the essence, as you might not wish to wait for the ideal time to replace the roof.聽 Additional expenses such as maintenance costs, mortgage payments and insurance can easily run into thousands of pounds.

Repairing the damage caused by the roof leak:

If unattended for a couple of months, a leaky roof can destroy floorboards and floor joists.聽 Harsh British weather conditions mean walls will be full of damp requiring an expensive damp-proof course, re-plastering, and redecorating.聽 Before you know it, you could end up with a very large refurbishment project on your hands and costs can easily mount up quickly.

Selling a house with a leaking roof
Watch out for cowboy roofers with improper installation can leave you with a constant headache for repairs. It is better to re-roof.

Can you sell a house with a bad roof?

It is unlikely that a buyer who needs a mortgage will be able to buy your house.聽 The primary reason is that banks consider a house with roof repair issues to be unmortgageable.聽 In this case, your buyer could insist you pay for a new roof.

Seller鈥檚 disclosure to any potential buyers

By law, a seller must describe their property honestly and truthfully, particularly if they are aware of a leaky roof or any other repairs that are required.聽 It is highly likely that any surveyor will have picked up on a leaky roof. Not disclosing this fact could result in prosecution and an expensive litigation battle.


It can be tempting to start improving a house, but as the scope of your work increases, from a simple roof replacement to damp proofing and redecorating, so do your costs.聽 Even if you have a huge savings pot, it will get spent, and you might not be able to achieve the price you鈥檇 hope for.


Trying to sell your home with roof damage can seem like a no-win situation with increased costs that you may not have cash for, or your situation necessitates a quick sale.聽 This is where Property Saviour can help.聽 We can make you a cash offer for your property and agree to complete the purchase within a couple of weeks.聽 You may not get your full asking price, but you won鈥檛 have to undertake a large, risky, expensive project.

Can I sell a house with a leaking roof?

Can you sell a house with a leaking roof? Yes, 100%.

Property Saviour are genuine cash buyers. We do not need a mortgage to buy your home.聽 We will buy any property regardless of its condition.聽

There are no estate agent’s fees to pay.聽 We will make you a cash offer with no deductions.聽

The price we agree on is the price you will get.聽 You can complete the sale within two weeks, saving you time, money, and stress.

Why not get in touch with us to see how much we can offer?

Sell with certainty & speed

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Property Saviour Price Promise

  • The price we’ll offer is the price that you will receive with no hidden deductions.
  • Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
  • These valuations or surveys result in delays and price reductions later on.
  • We are cash buyers.聽 There are no surveys.
  • We always provide proof of funds with every formal offer issued.

We'll Pay 拢1,500 Towards Your Legal Fees

  • No long exclusivity agreement to sign because we are the buyers.
  • You are welcome to use your own solicitor.聽
  • If you don’t have one, we can ask our solicitors for recommendations.
  • We share our solicitor’s details and issue a Memorandum of Sale.聽

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  • Our approach is transparent and ethical, which is why sellers trust us.
  • 100% Discretion guaranteed.聽
  • If you have another buyer, you can put us in a contracts race to see who completes first.
  • Complete in 10 days or at a timescale that works for you.聽 You are in control.
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