ROOF REPORT FOR: XXXXXXX ON BEHALF OF: XXXXXXX

Transcription

1 ROOF REPORT FOR: XXXXXXX ON BEHALF OF: XXXXXXX

2 Roof Plan Below is a labeled plan of the roof relating to this report. This can be used to identify and understand more clearly the report on the roof condition that follows. This plan is not drawn to scale and should only be used to better understand the areas in question

3 Notes of Observation This is a semi detached property with a continuous tile bond with the neighbouring house to the right. The roof is formed of timber construction and comprises of a front slope, hip end slope (left), a rear slope including a large rear gable, an upper flat roof, a lower lean-to roof and a lower flat roof. There are also two gables to the front of the property and 1 smaller gable to the rear. The loft space has been converted into a loft room, and as a result, visual inspection of the timber structure was not possible. The tiles that cover the pitched roof parts are handmade clay plain tiles. They are laid over feather edge boarding, which one would assume is fixed to 4x2 rafters. The hips are sealed with hip bonnet tiles, and the valleys that join the gables to the main slopes are sealed with valley tiles. The gable fronts are fitted with vertical hand made plain tiles. The upper flat roof has a mastic asphalt covering. The neighbouring flat roof has lapped their bituminous felt cap sheet over the asphalt to seal the two flat roofs. There are two skylights within the upper flat roof. The outlets of the upper flat roof are at the join with the hip end slope. Water from this roof falls onto the hip end slope as a result. The lower flat roof has a bituminous felt cap sheet. A large circular skylight sits in the centre of the lower flat roof. The flat roof joins to the lean-to pitched roof (clay plain tiles), and the wall of the house. The latter join is fitted with a lead flashing. The property has two chimneys. One 4 pot chimney built into the flat roof and rear slope, and one shared 4 pot chimney (2 pots of which are owned by this property) built into the front slope. Both chimneys are sealed with lead flashings to the surrounding pitched roofs. The 4 pot chimney is sealed to the asphalt flat roof with asphalt up stands, as is the shared chimney.

4 1.1 Rear of property (note large gable to right of photograph and smaller gable to left. 1.2 Front: detailing two front gables and shared chimney.

5 Defect Report FRONT There are a substantial number of slipped, broken and missing tiles to the front slope (approx 10-15) that are in need of replacement. The random placement of these tiles suggests nib-rot (the deteriation of the nibs that hold the tile onto the feather edge timbers) or nail rot. This is likely due to the age of the materials that form the covering. There is a broken verge tile that is in need of replacement. This will involve removing a part of the verge as it is bonded with cement. 2.1 slipped/missing tiles There are many broken tiles and valley tiles to the right valley of the left gable. 2.2 Broken tiles to valleys

6 There is a missing hip bonnet that has been replaced with a cement mould. This is likely due to the difficulties in finding bonnet hips to match the existing type. 3.1 missing hip bonnet Further evidence of the cement bonnet hip tile. 3.2 missing hip bonnet

7 The lead flashings to the front (shared) chimney are looking tired, and although they do not appear to be allowing any water penetration, they should be monitored. 4.1 lead flashings to front chimney A ridge tile to right gable (as seen from front of house) has been repaired in the past and is incorrectly fixed. This ridge requires re fixing with cement mortar.

8 Defect Report HIP END There are approx tiles that are in need of replacement to the hip end slope. 5.1 flaking and broken tiles to hip end

9 Defect Report REAR SLOPE There are approx tiles in need of replacement to the rear slope. The snowguard and guttering is blocked to the rear slope with leaves and moss. 6.1 broken and slipped tiles to rear slope There are two valley tiles broken to the right of the smaller rear gable. 6.2 broken valley tiles to rear gable

10 There are minor pointing defects to the ridges on the rear slope. 7.1 missing pointing to ridges

11 Defect Report UPPER FLAT ROOF Some of the pointing in the ridges that joins the upper flat roof to the pitched surrounding slopes is defective and in need of replacement. 8.1 pointing defects to ridges There is evidence of sagging, rucking and bubbles in the asphalt surface due to exposure to the elements over a long period of time. 8.2 sagging, rucking and bubbles in asphalt

12 9.1 further evidence of splitting 9.3 ageing asphalt flat roof surface 9.2 further evidence of pointing defects 9.4 further evidence of minor splits

13 There is an incorrectly fitted gas flue vent to the rear chimney. This should be removed by a gas safe plumber, and fitted correctly incorrectly fitted gas flue vent

14 Defect Report LOWER FLAT ROOF AND LEAN TO ROOF The lead flashings on the right of the lower flat roof are poorly installed and in need of renewal incorrectly installed lead flashing There are many dislodged and broken tiles to the lean-to roof broken tiles and poor lead to lean-to

15 Further evidence of the poor lead work can be seen here. Note how the lead has pulled away from the wall further evidence of poor lead work The lead work to the top of the lean to is falling away from the wall. This leadwork should be renewed and strapped with the use of lead straps defective flashings to lean-to top

16 Lead has been placed rather than eaves tiles to join the lean-to roof to the flat roof. This lead is loose and is falling away from its useful position lead joining lean-to to flat roof The rear lower flat roof is very moss covered. Considerations should be made into replacing this roof in the next 5 years rear lower flat roof

17 Conclusions and Recommendations Listed below are our recommendations for remedial repairs associated with this property. In carrying out the below remedial repairs, considerations should be made into renewing the whole roof in the within a rough estimate of 10 years. This is an estimate based on the cause of the slipping tiles. The scattered nature of the slipped and missing tiles indicates a common issue of nail rot or nib rot, as a result of the age of the tiles. A new roof is not immediately necessary, but due to the cost of such a project, considerations and awareness should be addressed now. Recommended Remedial Repairs: 1. To replace all broken, slipped and missing tiles to main roof (approx tiles) 2. To replace broken valley tiles to all valleys where necessary (approx 3-5 valley tiles) 3. To remove part of the verge to right of front right gable, replace broken verge tiles, and re-bed using cement mortar. 4. To remove cement mould & necessary bonnets to front hip, fit close match bonnet hip and make good with cement mortar. 5. To remove and re-bed the loose ridge to front gable. 6. To point ridges where necessary to all ridge tiles. 7. To renew the asphalt (upper) flat roof using Fibreglass or High Performance Felt. 8. To remove tiles to lean-to roof, source close match tiles, and re-tile lean-to roof. To fit new lead flashings to lean-to roof. 9. To replace lead flashings to lower flat roof (right) Work involving Other Trades 1. To remove flaunching to incorrectly fitted gas flue vent, instruct a gas-safe plumber to form a new flue vent, renew flaunching over new correctly fitted flue vent to secure it. Lower Priority Works 1. To replace lead flashings to front chimney. 2. To replace lower flat roof. 3. To clear guttering to whole property.

18 Terms and Conditions 1. Roof-Smart Roofing Reports (a part of Barris Roofing Ltd) accept no liability for issues/problems/defects of any type, or financial costs incurred as a result of them not being detected during the formation of this report. This report is formed on opinion and has no legal value or substantiality in any form. Issues undetected by this report that may arise are the responsibility of the client and any financial liability associated shall lie with the client 2. The quotation provided by Barris Roofing Ltd that accompanies this report is valid for 6 months from the date of issue. 3. Cleared payment must be received before the report is issued. 4. Internal inspection of roof structures can only be carried out visually, and limitations in access may prevent some areas of the structure being inspected. 5. Roof Smart Roofing Reports, a part of Barris Roofing Ltd) are not obliged to answer any third party queries that may arise as a result of the clients usage of this report. 6. Payment is non-refundable. 7. Missed appointments by fault of the client will incur a 50% charge of the agreed fee. 8. This report is formed from a single inspection appointment. If a second appointment is required by fault of the client, additional fees will apply at 75% of the total quoted price. If a second appointment is required by fault of Roof-Smart Roofing Reports, no additional fees will apply.