**Case Study: Doing the Right Thing—A Seller’s Dilemma with a Leaky Roof and Insurance Uncertainty**
**Introduction**
Selling a home can be stressful, especially when last-minute surprises threaten to derail the process. One recent story shared on Reddit by user SoggyGovernment2954 highlights the complex crossroads between legal obligations, personal ethics, and the murky waters of home insurance. As rain poured through the roof in the final days before completion, this seller faced a tough decision: patch up the problem at personal cost or leave the buyer to discover it after moving in. Here’s what happened—and how homeowners can learn from this scenario.
**The Story: An Unwelcome Surprise Before Sale**
The homeowner was days away from completing the sale of their house when heavy rains exposed a worsening roof leak. For months, the damage was minor—just enough to require a container in the loft—until successive storms turned the trickle into a major problem. Now, without the makeshift container, water would pour through the ceiling within an hour of heavy rain.
The buyer had already done a property survey, possibly a Level 2 or Level 3 inspection, but hadn’t raised any concerns. Family members advised the seller that a house is sold “as seen,” and repairs—and liability—were the buyer’s responsibility after exchange. Despite this, the seller felt morally obliged to try to fix the roof before the sale, seeking quotes for repairs that would cost around £1,200.
**Where Did Insurance Fit In?**
One glaring omission in this story: insurance. While this isn’t directly referenced in the Reddit post, it’s an essential consideration. Most building insurance policies cover sudden, unpreventable events—storm damage, for instance—but may exclude issues arising from gradual wear and tear or previous botched repairs.
In this case, the roofer discovered that a prior roofing job had been poorly done, suggesting the leak was a result of defective workmanship rather than a new, insurable event. That could mean an insurance claim would be denied—and many homeowners might not realize that such work, unless warranted by the contractors and covered by specialist insurance, can leave them exposed.
It’s unclear if the seller considered or attempted an insurance claim. In situations where damage occurs suddenly (especially close to sale), contacting the insurer should always be an early step. If the damage was due to an insurable event, the cost might have been at least partially covered.
**The Homeowner’s Legal and Ethical Rights**
Legally, UK property is usually sold under the doctrine of “caveat emptor”—buyer beware. This means it’s the buyer’s responsibility to uncover defects during surveys and due diligence. Sellers must, however, not deliberately conceal issues or provide false information if directly asked (for example, on the standard TA6 Property Information Form).
In this story, the seller was aware of the leak, and though there’s no evidence of deliberate concealment (the survey had access to the area), they weren’t directly asked to repair or disclose it. Morally, however, the seller’s conscience spoke louder than the law: “I feel so wrong for just leaving my buyer to move in and face this.”
**What Should Have Happened? Steps for Both Seller and Buyer**
1. **Contact the Insurer Immediately**:
Before arranging private repairs, the homeowner should have called their insurance provider to explain the worsening damage—particularly if the leak escalated due to recent storms. The insurer might send their own loss adjuster and could confirm whether coverage applied.
2. **Consult with the Estate Agent and Conveyancer**:
Any change in the property’s condition before completion should be reported to both the estate agent and the solicitor/conveyancer handling the sale. This ensures transparency and may protect the seller from claims of non-disclosure later on.
3. **Obtain Multiple Repair Quotes**:
The seller did well in getting a professional in, but it’s wise to obtain a couple of quotes to ensure fairness and get a repair warranty if possible.
4. **Disclose Material Changes Promptly**:
If the leak worsened after surveys were completed, the seller should inform the buyer—even if not strictly required. It’s the transparent, ethical approach and reduces the risk of future litigation.
5. **The Buyer’s Perspective**:
Buyers should always conduct thorough independent surveys (preferably Level 3 for older properties) and ask follow-up questions about any potential problem areas, particularly roofs.
**Key Lessons for Homeowners**
1. **Insurance isn’t just for disasters—use it for major repairs whenever possible, and understand what your policy covers.**
2. **Legal obligations may be minimal, but ethical conduct protects everyone from future disputes (and helps you sleep better).**
3. **Major undisclosed defects can lead to lawsuits after the sale if sellers are found to have misled buyers.**
4. **Always maintain detailed records of repairs, warranties, and communications with buyers and agents.**
5. **Good deeds matter: Many buyers will appreciate transparency, and the goodwill can repay itself in peace of mind.**
**Conclusion**
This story has a silver lining: the seller, despite well-meaning advice to “let it go,” chose to repair the roof at their own cost, demonstrating a commitment to fairness and transparency. While sometimes the law lets sellers off the hook, being proactive, honest, and thorough helps ensure smooth sales—and protects everyone from nasty surprises. For sellers and buyers alike, understanding your responsibilities (and rights) is key to successful, drama-free transactions.
**Read the original story on Reddit:**
[Am I stupid or it this the right thing to do](https://www.reddit.com/r/homeowners/comments/1pdcow3/am_i_stupid_or_it_this_the_right_thing_to_do/)
*— HomeClaimWatch Case Study Team*
Source: Reddit