Flat roof. Survey fine.

clairecymru

I have been in my property for just over four months. Today I noticed a small leak coming through my bathroom ceiling. I have a flat roof on the extension. A roofing company came today and said whoever put the roof on did a shockingly bad job and I need a new roof and quoted £900.

When I had the homebuyers survey done the roofs came back as a 1. But there was a note saying that I should note that flat roofs only have a life of 10-15 years and that it will need to be periodically maintained.

I have no idea of how long the extension or flat roof have been in place and I can't find anything relating to this from the paperwork from solicitor.

My question is should the surveyor picked up that the roof was at the end of it's life? Am I entitled to any compensation?

ognum

I think it is very hard to say when flat roofs are coming to the end of their lives your surveyor obviously checked that it wasnt leaking at the time of the survey Do you know how old the roof is and if it came with any gaurantee from the vendor
My guess is you will not get any compensation but maybe a letter to the surveyor would get a response
My general feeling about surveyors is they usually manage to cover their backsides pretty well!

propertyman

At the end of it's life means that it is worn out. What you have been told is that it was a shockingly bad job, another thing entirely. If it's leaking what is so shocking that it needs replacement?

Bear in mind that we have experienced torrential rain in much of the UK, which can overwhelm even a brand new fully compliant and well designed roof, perhaps a small weakness has been exposed and could be repaired as a running repair over it's normal life, or that your window cleaner trod something sharp into the felt?

What are they going to do for the new roof? If they get upset by the questions then you probably don't have a reputable company.

Take a look at this http://www.roofconsult.co.uk/guide.htm

clairecymru

Should have I been told how old the roof was by my solicitors?

martinthebandit

I think you need to get a few more quotes, I am always suspicious when the person who tells you its shockingly bad stands to gain out of it being shockingly bad

propertyman

clairecymru wrote: »

Should have I been told how old the roof was by my solicitors?

its tempting to dwell on something you understand rather than what the case is. There is a problem and you want it fixed.

The Surveyor should state the condition of the roof, the only person that knows is the person who paid to have the roof put on. That is not the Solicitor's role. From the surveyors report you should then ask "how old is the roof", as you say no obvious problem was noted.

You first need to understand what the problem is and why it needs fixing. The contractor can explain that.

Then rather than an opinins perhaps we can help.

Gromitt

clairecymru wrote: »

A roofing company came today and said whoever put the roof on did a shockingly bad job and I need a new roof and quoted £900.

Never take advice from a single contractor. Anyone can come and say "It was a bad job, I'll do it again for you, £900". A second contractor may say "I can see the problem, £75 to fix".

G_M

Get at least two more opinions/quotes. Make sure they are flat roof/felt specialists.

Do some research into felt roof (google) - there are different thicknesses/qualities so make sure your quotes specify what will be installed and whether an underfelt will be put on too.

propertyman

G_M wrote: »

Get at least two more opinions/quotes. Make sure they are flat roof/felt specialists.

Do some research into felt roof (google) - there are different thicknesses/qualities so make sure your quotes specify what will be installed and whether an underfelt will be put on too.

I agree see post 3 for a source on flat roofs. The most important part is the base and fall(slopes) and how it discharges water.

You might find that if you clear it off and the felt has degraded there are paint on treatments that you can apply yourself, if it stops raining, such as aquaseal or similar at say B & Q or http://www.ruberoid.co.uk/pages/ruberoid_homepage/product_library/category_page/default.aspx?CatID=284.

But do ensure that the problem is not ponding or defective flashings, blocked gutters etc.

clairecymru

I have had two more quotes one for £1295 and one for £1400. The last two guys told me that my roof was a fibreglass roof and that it should have lasted between 25-30 years. They said that it was probably installed about 7 years ago but was very poorly fitted and painted green when it should have been grey. I have no way of knowing who put the last roof on as it isnt mentioned in any of the paperwork from the solicitor.

This is what the surveyor said
The extension flat roof This roof is covered in traditional mineral felt. The roof covering was not fully visible from ground level.
It should be noted that, compared with traditional coverings such as tiles and slates, most felt roofs have a typical life of 10-15 years. They are also prone to sudden failure and leakage. Periodic re-covering will therefore be necessary. When this is undertaken, the supporting structure may also need some attention.

Should the surveyor have realised that it was a fibreglass and not a felt roof?

propertyman

clairecymru wrote: »

I have had two more quotes one for £1295 and one for £1400. The last two guys told me that my roof was a fibreglass roof and that it should have lasted between 25-30 years. They said that it was probably installed about 7 years ago but was very poorly fitted and painted green when it should have been grey. I have no way of knowing who put the last roof on as it isnt mentioned in any of the paperwork from the solicitor.

This is what the surveyor said
The extension flat roof This roof is covered in traditional mineral felt. The roof covering was not fully visible from ground level.
It should be noted that, compared with traditional coverings such as tiles and slates, most felt roofs have a typical life of 10-15 years. They are also prone to sudden failure and leakage. Periodic re-covering will therefore be necessary. When this is undertaken, the supporting structure may also need some attention.

Should the surveyor have realised that it was a fibreglass and not a felt roof?

Possibly it depends if it had felt edgings or was covered with chippings and moss, or tucked into the gutters and not clearly visible. If it is two storey then it is hard to see assuming there are no wondows over looking it.

Sadly this is a limitation of these reports, there is only so much that you can see.

Of course the big problem with fibreglass roofs is that then must be laid on a dry firm deck with minimal expansion or contraction, otherside they can split when not fully supported.

I would therefore

1: Take it up as a complaint with the Surveyors firm or Company

2: Ask the 2 firms that you trusted to give you an idea of what it might cost for the underlying timber(?) deck needs replacing so that you have a fixed price.

Once the roof is off you have no choice but to pay the price they give you; so know what it is before hand- a worst case scenario

3: And ask them about insulation and venting of the roof. The good firm will understand and explain. And give you a budget figure for new insulation. This is important to avoid mould growth and condensation. Take a look at the guide so you understand what they are telling you.

Just popping on a new covering might stop the leak but leave you with the same problem in a year's time or new ones as in 3.