Buying a Home

Mortgage Retention for Roof Repairs, Explained

Reviewed by Martin, Select Roofing Services — Family roofers in Formby, Merseyside — 30 years on the tools

Illustrative photograph of a roof under inspection.

If your mortgage offer has come back with part of the loan held back “pending roof repairs”, the first step is to read the conditions in your offer and ask your lender or broker exactly what they require. This guide explains what retention is, what lenders commonly ask for, and how a written survey fits in.

What mortgage retention is

When you apply for a mortgage, your lender arranges its own valuation of the property. This is separate from any survey you commission. If the valuer notes a concern about the roof, the lender may approve the mortgage but hold back part of the loan until the matter is dealt with. This protects the lender while the issue is resolved.

The same principle can apply when remortgaging, including buy-to-let and HMO properties. See our landlord and portfolio roof survey page if this applies to you.

Why roofs can trigger it

Lenders may ask about a roof where the valuer sees things such as:

• Visible wear or slipped and missing tiles
• Worn ridge or verge mortar
• Older flat roof coverings, see our flat roofs page
• Staining, damp or other signs of leaks in the loft
• Spray foam insulation in the roof space
• Sagging rooflines or visible movement

How much is retained?

There is no single formula. Lenders set the amount themselves, and it may be linked to the repair estimate their valuer makes, sometimes with an allowance on top. A lender is not obliged to match a cheaper quote you obtain. Requirements, timescales and release conditions vary. Check your mortgage offer and obtain confirmation from your lender or broker.

Timescales and release

Requirements, timescales and release conditions vary. Check your mortgage offer and obtain confirmation from your lender or broker. Ask your lender what evidence they need before they release funds, and whether any interest applies to the retained amount.

The process, step by step

1. Valuation flags the roof. The lender's valuer notes a concern during the mortgage valuation.
2. Mortgage offer issued. Any retention is shown in your offer documents.
3. Consider your options. You may cover the shortfall, discuss a price reduction with the seller, or provide further evidence to the lender.
4. Obtain a written report and quote. A written report and itemised quote are often what lenders ask for.
5. Complete the purchase, or agree a revised arrangement. Discuss the position with your lender and conveyancer before completion.
6. Carry out the work and provide evidence. Your lender will tell you what evidence is required for release.

Can the retention be reduced?

It is not guaranteed. A written, professionally produced report and an itemised quote give your lender specific information to consider against their valuer's figure. Whether the lender changes its position is their decision.

Spray foam insulation

Spray foam insulation applied to the underside of roof timbers can make the roof structure harder to inspect, and it can raise questions for valuers and lenders. Some lenders may ask for a specialist inspection before they proceed. Check your mortgage offer and ask your lender what they require.

We have written separate guides on spray foam removal and on spray foam mis-selling and compensation.

If you are the seller

If a buyer's mortgage valuation flags your roof, the sale may be delayed while they consider their options. If you know or suspect a roof issue, you may find it useful to obtain your own written report before you list the property. Our Professional Roof Survey Report is one option.

Documentation lenders may ask for

Requirements vary, but lenders commonly look for:

• A written report, rather than a verbal opinion
• An itemised quote for the specific work identified
• Evidence that the work has been completed, such as an invoice or a completion certificate. Where relevant, see our guide to building control sign-off.

Lenders may not accept vague or unsigned documentation. Confirm what your lender needs before you commission work.

Common misunderstandings

• “A cheaper quote means the lender must release that amount.” Not automatically. The lender decides how the retention is handled.
• “A retention means the sale is off.” Not necessarily. Outcomes depend on the lender, the buyer and the seller.
• “Any roofer's quote will satisfy the lender.” Check the format and scope your lender requires.
• “Spray foam will not affect my mortgage.” It can raise questions for valuers and lenders. Check with your lender.

Frequently Asked Questions

For more on roof surveys, read our Roof Survey Advice guide.

Summary

A roof-related mortgage retention can complicate a purchase. The lender sets the terms, and written evidence is usually central to the discussion. Check your mortgage offer and obtain confirmation from your lender or broker before making decisions.

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