Buying a house with partial uncertainty about the condition

Hello dear house-building forum,

My wife and I intend to buy a house soon, one for which we have already made an emotional decision to some extent. We have searched for a house/plot like this for a very long time. Nevertheless, in an emergency, we would have to bite the bullet and refrain from buying if we cannot solve our current problem.

About the problem:

We have already had the house and plot assessed by a building surveyor. Overall, the conclusion was positive for us. However, there was one exception: the roof and attic cannot be inspected. It is a shallow-pitched gable roof. The maximum height of the attic in the middle is only about 1.20 m, so versatile use is out of the question from the start. The owner states that for this reason he has completely sealed off the attic space. You can no longer look inside. Ventilation slots were installed to provide air circulation in the attic.

What makes matters worse is that apparently some time ago there was water damage on the upper floor due to a leak in the roof. According to the owner, the leak was repaired.

The building surveyor did not find any other significant defects in the house but nevertheless advised us against purchasing as long as the attic cannot be assessed, since it could possibly be in a catastrophic condition (dry rot, etc.). At least it cannot be ruled out at present.

However, the owner refuses to open the attic because, among other things, the ceiling cladding (wood) on the upper floor would have to be partially destroyed to gain access. No one would compensate the damage if we then decided against the purchase.

At the same time, the agent and the owner are pressuring us to sell quickly. For example, in response to our request to arrange for opening the attic, the agent replied that he now also has to start thinking about allowing other interested parties to view the house. In my opinion, this is already a psychologically dubious tactic that sets off alarm bells for us.

The dilemma is this: If we keep stalling and try to enforce the attic opening, someone might really snatch the house away from us. But if we buy it now, we probably have no chance later to claim damages if the attic is in a catastrophic state. I would suspect that any judge would argue that we should not have bought the house with this uncertainty.

Is there any way out of this dilemma? Is there a way for us to protect ourselves and have a right to claim damages in case of emergency?

Best regards Blank Hans

Without having seen this ominous attic space, I would not want to buy the house. A real estate purchase consultation includes the inspection of all components. Inaccessible cavities are a potential risk for damage, in this case a significant one. The described circumstances and the procedure for the "roof renovation" suggest probably little expert tinkering by the owner.

If the house has no other weaknesses, you could suggest to the owner to finance the opening and closing of a temporary access opening for the roof themselves and have it carried out by a suitable craftsman (carpenter/joiner/drywall installer). If the owner is not willing to do so, I would also advise against the purchase. A purchase with reservations referring to a possible extensive defect or severe building damage would likely be legally complex and expensive. The outcome in case of damage remains uncertain despite everything.

Under no circumstances should you let yourself be induced to make a purchase decision by arrogant or pressuring behavior of the owner/agent. Buying a house is not a spontaneous decision and should be professionally and well-founded.