Will a Mortgage Valuation Pick Up Roof Problems?

What a valuation is for

A mortgage valuation answers one question for the lender: is the property good security for the loan? The valuer, usually a surveyor working for or on behalf of the lender, checks that the house exists, is what it is said to be and is worth roughly what is being paid. The visit is short and the report goes to the lender, not to you.

Within that, they look at the general condition. If something would affect the value or the safety of the loan, such as serious roof damage, they may note it. They may recommend a specialist report or ask for repairs to be done before they lend. That is the point at which the roof comes into the conversation.

It is not a survey, and it is not designed to protect your interests. Many buyers assume it is, and that misunderstanding can be an expensive one.

Valuations are also done in different ways. Some lenders use a desktop or drive-by assessment where the valuer never goes inside. In that case the roof is judged from the street alone, if at all, and nothing in the loft is seen. It is worth asking your lender what kind of valuation they have ordered.

What they can see, and what they cannot

A valuer typically looks at the roof from the ground, with binoculars or by eye, and sometimes puts a head into the loft hatch. They can spot missing or slipped tiles, heavy moss, a bowed ridge or a roof that is visibly old. They may notice staining on ceilings or walls that points to a leak.

They are not looking at flashings up close, or lifting tiles, or crawling across the loft. Valleys, chimney flashings, the condition of the underlay and the state of timbers are rarely examined. A roof that looks fine from the street can have failing details that only show on closer inspection. Our page on hidden roof damage describes what is out of sight.

Consider, too, what a valuer is actually trained to do. Their job is to judge value and risk, not to diagnose roofing faults. A comment such as the roof appears to be in fair condition for its age tells you very little about flashings, fixings or the underlay.

Weather plays its part as well. A valuation done on a grey, wet afternoon, with moss on the slopes and no time to look closely, can pass over faults that a dry, bright day would reveal.

How it relates to a survey

A buyer can commission a survey in addition to the valuation. The levels differ in depth, and even the more detailed ones give the roof limited attention. Our guide on RICS survey levels and roofs explains how far each goes. A survey that flags the roof usually recommends that a specialist looks at it.

If the valuation or survey mentions the roof, take it seriously, but do not panic. The wording is often cautious. Our page on what to do when a homebuyer survey flags the roof sets out the next steps. A roofer's inspection will tell you what the comment means in practice and what the work would cost.

Some lenders ask for a roof report only when a surveyor suggests it. Others have their own rules about certain coverings, such as flat roofs on older houses. Ask your broker about any requirements early, since a late request can delay completion.

Why a separate roof check helps

A roof check by a roofer fills the gap. It looks at the details a valuer skips, goes into the loft and gives you photographs and a plain finding. It can reassure you, or give you a basis to ask for a price reduction or a repair. If the lender wants evidence that a defect has been dealt with, a roofer's report helps.

We offer a free survey and a fixed written quote. We photograph what we find on the roof itself, and we say if it is sound. More on how it works is under roof inspections in Basingstoke.

Keep every document together: valuation, survey, roofer's report and any quote. Your solicitor will want to see them if the roof becomes part of the negotiation.

If a lender holds back funds until a repair is finished, the roofer should give you a completion note with photographs. We provide that as part of any repair, so the lender sees evidence that the work was done.