A standard RICS homebuyer survey — or even a full structural survey — often misses significant roofing defects. Surveys carried out from ground level or with a brief loft inspection rarely identify the nail sickness, failing flashings and blocked valleys that are responsible for most of Cheltenham's domestic roofing repair bills.
A standard RICS homebuyer survey — or even a full structural survey — often misses significant roofing defects. Surveys carried out from ground level or with a brief loft inspection rarely identify the nail sickness, failing flashings and blocked valleys that are responsible for most of Cheltenham's domestic roofing repair bills. If you have recently bought a Cheltenham property, or are in the process of buying one, a dedicated roof survey is the most cost-effective insurance you can take out.
What a Standard Survey Misses
RICS Level 2 and Level 3 surveys are carried out by qualified surveyors, but roofing is not their specialist area and most do not access the roof covering itself. They will note obvious defects visible from ground level — displaced tiles, blocked gutters — but they will not identify:
- Nail sickness at early to mid stages on concrete tile roofs
- Lead flashing haunching failure — often invisible until water actually penetrates
- Felt condition beneath the tile covering
- Batten condition and any areas of rot
- The extent of moss growth on north-facing slopes
- Valley condition where debris has accumulated
On a Cheltenham period property, where a missed chimney flashing failure can cause £3,000–£10,000 of internal water damage before it is noticed, this gap in coverage is significant.
NFRC guidance recommends that all roofing contractors carry a minimum of £2 million public liability insurance and that homeowners verify trade body membership before engaging any contractor.
Cheltenham-Specific Things to Check After Purchase
Post-war concrete tile properties (Hester's Way, Benhall, Up Hatherley, Bishops Cleeve)
The priority check on these properties is nail sickness. Get a roofer up the slope with ladder access to physically test tile grip. Even mild nail sickness that will not cause immediate problems should be documented so you know the remaining life of the roof covering and can budget accordingly. Many of these roofs are now 40–50 years old and at or near the end of their economic life.
Period properties in conservation areas (Montpellier, Lansdown, Pittville, St Paul's)
The priority checks here are lead flashing condition on chimneys and bay windows, and the condition of Welsh slate fixings. Both of these can involve significant expenditure — a full chimney re-lead costs £600–1,200, and widespread nail failure on a period terrace can mean re-nailing costs of £800–1,600 per slope. Knowing this before completion allows you to negotiate or budget rather than be surprised.
1930s semi-detached properties (Charlton Kings, Leckhampton, parts of Prestbury)
These properties often have a mix of clay plain tiles (original) and concrete replacements where previous owners have re-used cheaper materials after repairs. Check for tile profile consistency — mixed tiles indicate previous patchwork rather than proper maintenance. Also check chimney pointing, which on 1930s stock is now typically 80–90 years old and often at end of life.
Buying a Cheltenham property or recently moved in? Our pre- and post-purchase roof surveys are free, with a written condition report. No obligation.
📞 Call 0124 235 2251Using a Roof Survey to Negotiate on Price
A free roof survey before exchange — or between exchange and completion if the vendor agrees — provides documented evidence of repair costs that can be used to negotiate. A Cheltenham property that needs a £6,000 re-roof and £800 in flashing work is worth £6,800 less than one that does not. Survey evidence makes this negotiation factual rather than speculative.
Even after completion, a roof survey in your first month of ownership gives you a full picture of what the roof needs over the next 5–10 years, allowing you to budget and prioritise rather than react to surprises. We carry this out free of charge across Cheltenham.
What a Professional Roof Survey Includes That a General Survey Does Not
A specialist roofing survey goes further than any general building survey in the areas that matter most for roof condition. We access the roof slope using ladder and, where necessary, scaffold — not from ground level and not from a roof hatch. We physically test tile grip on concrete tile roofs to assess nail sickness extent. We inspect all lead flashings at close range and probe haunching condition. We assess felt condition from the loft where accessible. We measure drainage falls on flat roof areas. And we document everything in a written report with photographs, giving you a clear picture of the roof's condition and a prioritised list of recommended work with cost estimates for each item.
For a Cheltenham property purchase, this level of inspection is particularly valuable on period stock where complex lead work, Welsh slate nail condition and conservation area compliance are all relevant factors. The free survey takes approximately 45–90 minutes depending on property size and complexity. The written report is available within 48 hours of the inspection. We carry out pre- and post-purchase surveys across Cheltenham with no obligation to use us for any remediation work that may be identified.
Last reviewed: August 2026 by Cheltenham Roofing Experts.