Sell a house with a flat roof – House Buyer Bureau

Selling a house with a flat roof can raise a few extra questions, particularly if the roof is old, needs repairs or could make it harder for a buyer to secure a mortgage. A flat roof doesn’t automatically make a property more difficult to sell, but there are a few extra considerations to be aware of.

In this guide, we look at the common problems, potential costs and impact on your home’s value, as well as your options if you want to sell quickly without carrying out expensive repairs first.

At House Buyer Bureau we regularly speak to sellers whose flat roof has become a barrier to a normal estate agent sale. The issue is rarely the roof on its own – it’s usually the uncertainty that comes with it: will the roof pass the survey? Will the lender accept it? What repair and maintenance costs could there be?

Here at House Buyer Bureau, we buy the property in its current condition, no survey concerns or repair costs, even with flat roofs.

What is a flat roof house?

A flat roof is a roof with a very low pitch rather than a normal steep slope that’s seen on most houses. Despite the name, flat roofs aren’t usually completely level – they’re typically constructed with a slight gradient to allow rainwater to drain away.

Flat roofs are common on extensions, garages and porches, but some houses have flat roofs that cover most or all of the main building. They became particularly popular following WWII as they were cheaper and quicker to make, and there was an urgent need for new housing at the time.

A well-designed and properly maintained flat roof can perform perfectly well. The concern for homeowners is usually its condition rather than just the fact that it’s flat.

Types of flat roof construction

There are several different materials and construction methods used for flat roofs, including:

Felt roofs: Traditional built-up felt roofing is a common and relatively affordable option.
EPDM rubber: A synthetic rubber membrane that is flexible, durable and resistant to weathering.
GRP fibreglass: A hardwearing material that creates a seamless waterproof surface and is often used on smaller flat roofs.
Single-ply membranes: Lightweight synthetic membranes that can provide a durable waterproof covering when professionally installed.
Asphalt: A traditional flat roofing material that can provide a robust, long-lasting surface.

The age and construction of your roof can have an impact when it comes to selling your house, so if you have the paperwork showing when it was installed (or replaced), share it with your solicitor so they can make it available to your buyer.

In our experience, sellers don’t always know the type of flat roof they have. What matters more during a sale is whether there is evidence of leaks, pooling water, failed flashing, visible sagging, poor insulation, or missing paperwork for the roof. If you are unsure about your roof we can take a look and advise if it is likely to affect the sale routes available to you.

Common flat roof issues and problems

The main issue is that water needs to drain effectively from the roof, but a lack of drainage or poor maintenance can result in standing water, leaks and, over time, serious damage.

How much does a flat roof replacement cost?

The cost of replacing a flat roof depends on its size, accessibility, construction, materials and whether the underlying structure also needs attention, but, as a guide, you should be prepared to pay around £45-£120 (+VAT) per metre. Checkatrade estimates that this could cost £2,800 to £7,500.

You may also need to budget for insulation, structural repairs, scaffolding, waste removal and other associated work. So, it’s worth getting a few quotes before deciding whether replacing the roof makes financial sense before selling – there’s not much benefit in spending thousands of pounds on improvements if you’re probably not going to get that money back through a higher sale price.

Does a flat roof devalue a house?

A flat roof can affect a property’s value, but factors like the property’s location, size, condition, age, design and the quality of the roof will all influence what buyers are willing to pay. A modern, well-maintained flat roof will be viewed very differently from an ageing roof with visible signs of water damage.

A flat roof can reduce the number of potential buyers, as some people may be concerned about the maintenance costs or future repairs. This can mean it takes longer to sell the property, or it may cause buyers to negotiate the asking price.

Rather than assuming that a flat roof will dramatically reduce your property’s value, you should get a few valuations and consider the likely cost of any work before deciding how to price your home. We can offer you a no-obligation house valuation which can help you make an informed decision.

Will a surveyor flag a flat roof?

A surveyor will highlight if there is a flat roof and may take pictures. It isn’t really an issue unless they identify signs of damage, sagging, water ponding, or poor condition. It is more likely to be an issue if the flat roof covers a large part of the main house. If it is picked up, then it often leads to more questions, delays, repair requests or price renegotiation. In extreme cases your buyer may pull out or their lender may not lend.

Can you get a mortgage on a house with a flat roof?

Yes, you can get a mortgage on a house with a flat roof – but the type and condition of the roof can influence a lender’s assessment of the property.

Mortgage lenders want to be sure that the property will support a good return on their loan and a property with a small flat-roofed extension or garage is generally a different proposition from one where the majority of the main house has a flat roof. Their surveyor may therefore pay special attention to the roof’s condition and construction; an older or visibly defective roof will create more concern than a recently installed roof.

If a buyer’s mortgage lender or surveyor raises concerns, this can lead to more investigations, requests for repairs, and delays with the transaction. This is one reason why selling a house with a flat roof can sometimes take longer than expected. The issue isn’t necessarily that the property can’t be mortgaged, but that additional questions can crop up during the valuation and conveyancing process.

How to sell a house with a flat roof

If you want to sell a property with a flat roof, you essentially have two choices: address any problems before marketing the property, or sell it in its current condition. The right approach will depend on your circumstances, the roof’s condition and how quickly you need to sell up.

Situation	Traditional sale route	House Buyer Bureau cash sale route
Minor flat roof repair	Repair may help reassure buyers	You can still sell without doing the work
Major roof replacement needed	Buyer may renegotiate or lender may question condition	House Buyer Bureau can assess the property as-is
No paperwork or guarantee	Buyer’s solicitor may raise queries	House Buyer Bureau can review without relying on a mortgage lender
Need to sell quickly	Repairs and mortgage checks may delay completion	House Buyer Bureau can work to a timescale agreed with the seller

Repair or replace the flat roof before selling

If you do decide to have the work done, you should keep all your invoices, guarantees and other documents regarding the roofing work. This evidence that work has been completed professionally can reassure buyers and their mortgage lenders.

If the roof is in poor condition and you don’t have the money, time or inclination to carry out any major works, there is another option.

Sell to a cash house buyer

Selling to a cash house buyer can be an alternative if you want to avoid spending money on a flat roof before selling.

A genuine cash buyer can purchase a property in its existing condition, meaning you don’t have to replace or even repair the roof first. This can be particularly useful if the roof needs substantial work or you just don’t want the disruption, faff and uncertainty that comes with arranging building work.

Sell your house fast with House Buyer Bureau

If you have a flat-roofed property that needs work, you don’t need to spend thousands of pounds getting it ready for the open market. At House Buyer Bureau, we buy houses in all types of condition, including properties that need significant repairs. We can make a no-obligation cash offer, and if you decide to go ahead, we can arrange the sale to suit your preferred timescale.

“A flat roof doesn’t always stop a sale, but it can create uncertainty. The biggest issue for many sellers is not knowing whether a buyer’s surveyor or lender will ask for repairs. We give sellers a clear cash offer based on the property as it stands, so they can decide whether selling directly is a better option than funding the work themselves.”
Chris Hodgkinson HBB Solutions, Managing Director, House Buyer Bureau

We’ve been buying and selling property since 2010 and offer a direct sale without the need for an estate agent or a property chain. If you’re selling a house with a flat roof and want to avoid the cost and hassle of major repairs, get in touch today for a free, no-obligation cash offer.