A conservatory can be the best room in a house or its most expensive problem. Because the roof, frame and base are built differently from the rest of the property, they don't always get much attention on a standard survey. This guide covers what to look for at the viewing, what to ask the seller, and how to weigh up the cost of fixing what you find.
What to check at the viewing
- The roof, inside and out. Look for stains, yellowed or green polycarbonate, cracked panels, misted glass and lifted flashing where the roof meets the house. A leaking roof is a common reason for a price reduction.
- The floor and walls. Cracks in the dwarf walls, a sloping floor and gaps where the frame meets the house can point to movement in the base.
- Doors and windows. Open and shut everything. Sticking, dropped or draughty doors are often fixable but add up.
- Comfort. Ask how the room performs in July and January. Note whether there is any heating and how it is supplied.
- Smell and condensation. A musty smell or mould around the frames can mean poor ventilation or hidden leaks.
Questions for the seller
- When was the conservatory built, and who built it?
- Is there a Building Regulations completion certificate, or evidence the room was exempt? The Planning Portal sets out the starting position in England.
- Has the roof been replaced or repaired, and are there any guarantees?
- Has it ever leaked or had work done on the base?
If the conservatory was built or converted without the approvals it needed, you could be left with the problem after completion. Ask your solicitor to check what was required and what exists. A roof converted to solid without sign-off is a common gap.
What the problems typically cost
Indicative figures from the typical ranges for each service on this site.
| Problem found | Likely job | Typical cost |
|---|---|---|
| Slipped panel, worn gaskets, failed flashing | Roof repairs | £150 – £1,500 |
| Dated doors, windows and sills | Refurbishment | £1,500 – £7,000 |
| Worn-out roof, or a room that is too hot or cold | Solid conservatory roof | £6,000 – £15,000 |
Use those figures in your offer. A repair that costs a few hundred pounds is a minor negotiating point, while a failing roof or a moving base can justify a bigger reduction or a decision to walk away. For the full picture of what each fault suggests, see our conservatory warning-signs checklist, and if you are unsure which job is right, the repair or replace guide helps.
Get it looked at before you exchange
A general homebuyer survey usually mentions the conservatory briefly. If anything looks doubtful, ask the surveyor to comment in detail or arrange a visit from a conservatory specialist before you commit. You can compare prices for any work you find through the free quote form, or use the cost calculator for a quick range.
How to assess a conservatory when buying a house
- Inspect the roof
Look from inside and outside for stains, discoloured polycarbonate, cracked panels, misted glass and lifted flashing.
- Check the base and walls
Look for cracks in dwarf walls, a sloping floor and gaps between the frame and the house.
- Test doors, windows and vents
Open and close each one and note anything that sticks, drops or lets in a draught.
- Ask for paperwork
Request Building Regulations certificates or evidence of exemption, and any guarantees for the roof or glazing.
- Price the problems
Use typical repair, refurbishment and roof figures to estimate the cost, and reflect it in your offer.
- Get specialist advice if in doubt
Ask your surveyor for more detail or have a conservatory specialist inspect before you exchange contracts.
Frequently asked questions
Does a conservatory affect my mortgage or insurance?
It can, particularly if it was built without the right approvals. Tell your lender and insurer about it, and check the cover includes glazing.
Should I be put off by a polycarbonate roof?
Not necessarily. Many are in decent order. It is the condition that matters: yellowing, cracks or leaks suggest a replacement is coming.
Can I ask the seller to fix problems before completion?
You can ask, or negotiate a lower price instead. Taking the price reduction and arranging the work yourself usually gives you more control over the result.
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