What you need to know about thatched roofs…

Buying a property with a thatched roof can be a charming and unique experience, but it comes with specific considerations that are important to understand.

Here’s a breakdown of key aspects:

Surveys

Specialist Thatch Survey: A standard property survey will likely not be sufficient. It’s crucial to commission a specialist thatch roof survey from a qualified Master Thatcher. They can assess the condition of the thatch, identify any underlying issues (like rot, water penetration, pest infestation, or damaged timbers), advise on its remaining lifespan, and provide an estimate for any necessary repairs or re-thatching. Chimney and Electrics: A thorough check of the chimney and electrical wiring is essential, as these are common sources of fire risk in thatched properties. An Electrical Installation Condition Report (EICR) is often required by insurers.

Insurance

Specialist Policies: Thatched roof properties are considered “non-standard construction” by insurers, meaning you’ll need a specialized home insurance policy. While it’s a common belief that premiums are sky-high, this isn’t always the case, especially if you use a specialist thatch insurer. Higher Risk Factors: Insurers generally view thatched roofs as having a higher fire risk, being more vulnerable to weather damage, and requiring specialist, more expensive repairs. Conditions for Cover: Policies often come with specific conditions you must meet to ensure validity, such as:

• Regular chimney sweeping (often twice a year if you use solid fuel stoves).
• Mains-operated smoke detectors on each floor, including the loft.
• Regular electrical checks (e.g., every five years).
• Fire safety measures like fire retardant sprays or internal fire barriers (thatch batts or aluminium foil barriers).
• Maintenance of the thatch itself.

Rebuild Value:

The rebuild value for thatched properties is typically higher due to the specialist materials and labour required for repairs. Ensure your policy covers the actual market value of materials.

Mortgages

Non-Standard Construction: Like insurance, lenders also classify thatched properties as non-standard, which can limit your mortgage options. Larger Deposit: You may need a larger deposit (e.g., 10-15% or even 25%) compared to a conventional property, as lenders may restrict the loan-to-value (LTV) to mitigate their risk. Affordability: Lenders will scrutinize your income and outgoings to ensure you can afford the mortgage repayments as well as the higher potential maintenance and insurance costs. Specialist Brokers: It’s highly recommended to work with a mortgage broker who specializes in non-standard properties, as they can help you find lenders willing to finance a thatched home. Survey Impact: The detailed survey findings, particularly regarding the roof’s condition and expected lifespan, will significantly influence the lender’s decision.

Maintenance & Lifespan

Regular Inspections: Thatched roofs require regular maintenance and inspections by a qualified thatcher to identify and address issues promptly. Lifespan: The lifespan of a thatched roof varies depending on the material used: Long Straw: 15-20 years Combed Wheat Reed (Devon Reed): 20-30 years Water Reed (Norfolk Reed): Up to 50 years (or even 60-80 years in some cases, though this is less common) Re-ridging: The ridge (the top section) typically needs replacing every 10-15 years, regardless of the main coatwork’s condition. Debris and Pests: Regular removal of leaves, branches, and other debris is crucial to prevent moisture retention and rot. Thatch is also susceptible to pests like birds, rodents, and insects, so preventative measures and prompt action against infestations are necessary. Overhanging Trees: Trim any overhanging branches, as they can damage the thatch and promote moss/algae growth. Cost: Re-thatching is a significant expense, so it’s important to factor this into your long-term financial planning.

Fire Safety

Primary Risk: Fire is the most significant risk for thatched properties, with chimneys and solid fuel stoves being common causes.

Precautions:

Implement fire safety measures such as:

• Regular chimney sweeping and lining
• Properly installed and maintained solid fuel stoves.
• Working smoke and carbon monoxide alarms.
• Fire extinguishers and blankets.
• Maintaining safe distances for outdoor fires (bonfires, BBQs).

Spark Arrestors:

While they can prevent sparks, spark arrestors can also clog with combustible material, so they require regular cleaning.

Listed Status

Common Occurrence: Many thatched properties are listed buildings (around 75% in the UK). Restrictions on Modifications: Listed building status means strict planning regulations and limitations on alterations. Any repairs or replacements to the thatch must often match the original materials and techniques, requiring specialist tradesmen and potentially planning permission.

In summary

While buying a thatched roof property offers unique charm and character, it requires a proactive approach to surveys, specialized insurance, careful mortgage planning, and a commitment to ongoing, specialist maintenance. It’s advisable to engage with experts in thatched properties from the outset of your buying journey.