The Honest Answer
In almost every case, targeted repair is a better investment than full replacement before a sale. A full re-roof costs £6,000–£14,000 and you are unlikely to recover the full cost in the sale price. Targeted repairs that address what a surveyor will flag — slipped tiles, failed flashings, overflowing gutters — typically cost £500–£2,000 and remove the negotiating ammunition that a poor survey hands to buyers.
What a Surveyor Will Find — and What It Costs to Fix
Missing or Slipped Tiles
The most visible roof defect and most common survey finding. A tile or two slipped on the front elevation is visible before buyers have even entered the property. Cost to fix: £150–£400. Impact if left: buyers discount before they see inside.
Failed Flashing
Lead flashings around chimneys that are lifting or cracked are a common RICS finding. They signal potential water ingress. Cost to fix: £250–£700. Impact if left: surveyors recommend buyers commission a specialist report, slowing the sale and creating a negotiating point.
Gutters and Fascia
Blocked or visibly leaking gutters and rotting fascia boards are easy for buyers and surveyors to identify. Cost to fix: £150–£500 for guttering, £600–£1,200 for fascia. Impact if left: visible evidence of neglect that colours the buyer's overall impression.
Ridge and Chimney Mortar
Cracked ridge mortar and eroded chimney repointing are common on Horsham properties of all ages. Cost to fix: £300–£900 ridge repointing, £300–£700 chimney. Impact if left: another survey finding that gives buyers grounds to renegotiate.
The Simple Rule
Fix anything visible to the buyer before viewing, and fix anything a surveyor will flag before the sale progresses. Spend on repair, not replacement. A structurally sound roof that has visible cosmetic issues does not need replacing — it needs the specific defects addressed.
What Buyers Actually See Before They Enter
A significant proportion of property sales are influenced before the buyer has crossed the threshold. A slipped tile visible on the front slope from the pavement, gutters overflowing down the front wall, or obviously rotted fascia boards create an impression before the viewing that is difficult to recover from. Buyers mentally adjust their offer before they have seen the kitchen. The cost of replacing two slipped tiles and clearing blocked gutters — typically £200–£400 — is recovered many times over in the negotiating position it removes from the buyer.
We carry out pre-sale roofing surveys specifically formatted for this purpose. The written report identifies every item likely to be flagged in a buyer's survey, prioritises them by likely impact on negotiations, and includes a realistic cost estimate for each. You can then decide which items to address and which to leave — but you are making an informed decision rather than discovering the problems through the buyer's solicitor three weeks before exchange.
Timing Your Pre-Sale Repairs
The right time to get a pre-sale roof survey is before you go to market, not after you have an offer. Instructing repairs after a buyer's survey has flagged problems puts you in a weaker negotiating position — you are reacting rather than presenting a property with documented recent work. A roof survey carried out before marketing, with repairs completed and documented, is a selling point rather than a concession.
Disclosure Obligations When Selling
Sellers in England and Wales are required to disclose known defects in the TA6 property information form. A roof defect that you are aware of and do not disclose can form the basis of a misrepresentation claim after completion. Getting a professional survey before marketing, addressing identified defects, and documenting the work creates a clear audit trail. Buyers and their solicitors are increasingly thorough in questioning the TA6 — a written roof survey and repair certificate is the most reliable way to answer roof condition questions accurately.
Getting the Work Done in Horsham
All surveys in Horsham are free with no call-out fee. We attend within 3–5 working days for planned surveys and aim to reach emergency call-outs within 2–4 hours. Every job receives a written, itemised, fixed-price quote before any work starts — no verbal estimates and no bills that exceed the accepted written quote.
We are NFRC registered and carry £5 million public liability insurance. All work carries a written 10-year workmanship guarantee backed by a named, verifiable local contractor. Guarantee and insurance documentation is provided on request before any survey visit.
We cover Horsham and the surrounding West Sussex area including Roffey, Broadbridge Heath, Southwater, Billingshurst, Pulborough, Storrington, Henfield, Crawley, Burgess Hill, Haywards Heath, East Grinstead and Worthing. Call 0140 358 1272 to arrange a free survey.
Last reviewed: July 2026 by Horsham Roofing Experts.