For first-time thatched homeowners, the first few weeks after moving in can feel exciting and slightly daunting at the same time. A thatched cottage has character, charm and heritage, but it also needs a different kind of care from a tiled or slate-roofed property.

At Simply Thatch, we always encourage new owners to treat the first 90 days as a settling-in period. This is the time to understand the roof, check your paperwork, arrange the right inspection and build a maintenance plan before small issues become expensive problems.

A thatched roof can last for decades when it has been built well and maintained properly. However, its lifespan depends on material, workmanship, exposure, roof pitch, shade, chimney safety and regular upkeep. That is why first-time thatched homeowners should start with knowledge rather than guesswork. LABC guidance gives typical service lives of 25 to 40 plus years for water reed, 25 to 35 years for combed wheat reed and 15 to 25 years for long straw when supported by regular maintenance from an experienced thatcher.

The First 90 Days: What Matters Most

The aim of your first 90 days is not to become a thatching expert. Instead, your goal is to understand the roof you have bought and put sensible checks in place.

In practice, we recommend focusing on five areas:

• Arranging a professional thatch roof inspection
• Checking your insurance conditions
• Finding a reputable Master Thatcher
• Understanding your maintenance cycle
• Keeping clear records for future work

These steps help you move from “I have bought a thatched cottage” to “I know how to look after this roof properly.” As a result, you can enjoy the property with far more confidence.

Days 1 to 14: Gather Your Paperwork

Before anyone climbs a ladder or inspects the roof, start with the documents you already have. These can tell you a lot about the roof’s history.

What to Look For

Ask the seller, estate agent or solicitor for any records relating to:

• The last full re-thatch
• The last ridge replacement
• Previous patch repairs
• Roof surveys
• Chimney sweeping
• Fire safety work
• Insurance conditions
• Any listed building or conservation paperwork

If you cannot find this information, do not panic. Many older homes have incomplete records. However, missing paperwork makes an early professional inspection more important because it gives you a fresh starting point.

Why Records Matter

Records help you understand whether the roof has had planned care or reactive repairs. For example, a ridge renewed five years ago tells a very different story from one that has not been touched for 15 years.

In addition, clear records help insurers and future buyers. They show that you have taken ownership seriously, which is especially valuable with a specialist roof.

Days 15 to 30: Arrange a Thatch Roof Inspection

A standard house survey does not replace a specialist thatch inspection. A general surveyor may spot obvious signs of wear, but a Master Thatcher can assess depth, density, ridge condition, fixings, moss, junctions and the likely maintenance timeline.

Simply Thatch’s first-time buyer guidance makes this point clearly. If you are purchasing, or have recently purchased, a thatched property, a professional roof survey helps identify issues that may need attention and gives you practical advice on what to do next.

What We Check During an Inspection

When we inspect a roof for new owners, we look at the whole system, not just the main coatwork.

We usually assess:

• Ridge condition and shape
• Thatch thickness and remaining life
• Visible fixings or sparse areas
• Moss, lichen and moisture retention
• Bird or vermin disturbance
• Chimney and flashing details
• Valleys, dormers, verges and eaves
• Netting condition
• Signs of previous patching or leaks

Because thatch ages unevenly, one elevation may need attention while another remains sound. Therefore, a good inspection should separate urgent work from future planning.

Days 30 to 45: Understand the Ridge

For first-time thatched homeowners, the ridge is one of the most important parts of the roof to understand. It sits at the highest, most exposed point and usually wears faster than the main coatwork.

LABC guidance notes that the ridge bears the brunt of the weather and often needs attention every 10 to 15 years. Meanwhile, Simply Thatch’s maintenance advice also highlights re-ridging as a normal part of thatched roof care.

Signs Your Ridge May Need Attention

From ground level, look for:

• Flattened or uneven ridge lines
• Exposed fixings
• Loose wire or netting
• Sparse or thin areas
• Moss sitting along the ridge
• Bird damage near the ends
• Loss of decorative shape or definition

A worn ridge does not automatically mean you need a full re-thatch. In many cases, re-ridging protects the main coatwork and extends the roof’s useful life.

Days 45 to 60: Check Your Insurance Conditions

Insurance should never sit at the bottom of the list. Thatched properties are insurable, but insurers often ask more detailed questions than they would for a standard roof.

Simply Thatch’s first-time buyer advice specifically tells buyers to consider insurance and use a roof survey to identify any problems that may need fixing.

What Insurers May Ask

Your insurer may ask about:

• Roof age and material
• Ridge condition
• Chimney height and chimney use
• Stove or open fire use
• Chimney sweeping frequency
• Electrical inspection records
• Fire alarms and fire barriers
• Previous claims or known defects

Aviva’s 2026 loss prevention guidance for thatched roofs also highlights chimney sweeping, chimney condition, electrical inspections and the height of chimney heads above the thatch as important risk management points.

Do Not Leave Insurance Checks Too Late

If your policy includes conditions, make sure you understand them fully. For example, an insurer may expect regular chimney sweeping, electrical testing or evidence of roof maintenance.

Consequently, your first 90 days should include a simple insurance review. If anything is unclear, ask your insurer in writing and keep the response with your roof records.

Days 60 to 75: Review Fire Safety

Thatched roofs need sensible fire precautions. This does not mean living in fear, but it does mean treating chimney and heating safety seriously.

Historic England’s current guidance states that wood-burning and multi-fuel stoves should not be used in thatch-roofed buildings. Where homeowners already have them, the guidance places strong emphasis on reducing risk through chimney condition, flue design and careful management.

Practical Fire Safety Checks

During your first 90 days, check:

• When the chimney was last swept
• Whether the chimney has a suitable liner
• Whether the stack and mortar look sound
• Whether alarms are working
• Whether your insurer requires specific precautions
• Whether fire barriers or retardant treatments already exist
• Whether any external lights or cables sit too close to the thatch

In addition, avoid bonfires, fireworks or barbecues close to the roof. These may sound obvious, but they remain important habits for thatched homeowners.

Days 75 to 90: Build a Maintenance Plan

By the end of the first 90 days, you should have a clear idea of the roof’s condition and what comes next. This is where a maintenance plan becomes useful.

What a Good Plan Includes

A sensible thatch maintenance plan may include:

• An annual roof check
• Planned ridge monitoring
• Moss and lichen control where needed
• Prompt patch repairs
• Bird or vermin damage checks
• Chimney and flashing inspections
• Updated photographs after each visit

Simply Thatch’s maintenance guidance explains that professional thatching companies can provide annual check-ups, moss removal, re-ridging and general repairs to help extend the life of a thatched roof.

Why Small Repairs Matter

Small repairs often protect you from larger bills later. For example, a lifted section near a ridge may only need local attention at first. However, if wind and water keep getting into it, the damage can spread.

Therefore, first-time thatched homeowners should avoid the common mistake of waiting for a leak before asking for advice. By the time water appears inside, the roof may already have been struggling for some time.

Find a Reputable Thatcher Early

Do not wait until something goes wrong before finding a thatcher you trust. A good relationship with a reputable Master Thatcher gives you somewhere to turn when you need honest advice.

Simply Thatch’s first-time buyer guide recommends choosing a competent and skilled thatcher, checking references and making sure the person you use can complete the work to a high standard.

What Good Advice Should Sound Like

A good thatcher should explain what they see, what it means and how urgent the work is. They should also tell you when a repair is enough.

At Simply Thatch, our approach is practical. We repair, re-ridge, maintain, survey and re-thatch roofs across the UK, but the recommendation should always follow the roof’s condition. If a small repair will protect the roof, we say so. If a larger job is needed, we explain why.

Mistakes First-Time Thatched Homeowners Should Avoid

Most problems come from delay, guesswork or DIY fixes. Therefore, your first 90 days should also include learning what not to do.

Avoid:

• Walking on the roof
• Pulling out moss by hand
• Pressure washing the thatch
• Ignoring exposed fixings
• Disturbing netting without advice
• Using sealants or waterproof coatings
• Assuming all thatched roofs need the same care
• Waiting until water appears indoors

A thatched roof needs to breathe and dry naturally. As a result, harsh cleaning or inappropriate coatings can cause more harm than good.

Keep a Simple Roof File

A roof file does not need to be complicated. However, it can become one of the most useful things you keep for the property.

What to Include

Keep copies of:

• Survey reports
• Inspection photographs
• Maintenance invoices
• Re-ridging or repair records
• Chimney sweeping certificates
• Electrical inspection reports
• Insurance correspondence
• Notes from conservation officers if the property is listed

In practice, this gives you a timeline of the roof’s care. It also helps your thatcher compare changes year by year, which makes future advice more accurate.

First-Time Thatched Homeowners FAQs

What should I do first after buying a thatched cottage?

Start by gathering roof records, checking your insurance conditions and arranging a professional thatch inspection. These steps give you a clear picture of the roof’s condition and help you plan any early maintenance.

Do I need a Master Thatcher if I already had a building survey?

Yes, it is strongly recommended. A standard building survey may identify broad issues, but a Master Thatcher can assess thatch depth, ridge condition, fixings, moss, repairs and maintenance needs in more detail.

How often should I inspect a thatched roof?

We usually recommend a professional inspection at least once a year. In addition, you should check visually after storms, heavy winds or long wet periods.

Will I need to re-thatch straight away?

Not usually. Many new owners only need minor repairs, moss control or ridge attention. However, an inspection will confirm whether the roof needs immediate work or simply planned maintenance.

Final Thoughts

For first-time thatched homeowners, the first 90 days set the tone for long-term ownership. You do not need to know everything at once, but you do need the right advice, clear records and a realistic maintenance plan.

At Simply Thatch, we believe that owning a thatched cottage should feel enjoyable, not intimidating. With a professional inspection, good insurance awareness, sensible fire precautions and regular maintenance, you can protect the roof and understand what it needs before problems escalate.

Ultimately, a thatched roof rewards informed care. If you start well, keep records and work with experienced thatchers, your new cottage can remain safe, weatherproof and full of character for many years to come.