bad roofing problems on extension built 6 years ago

Sam1123

Hello,

We're having a problem with my girlfriends house. She spent a lot of money about six years ago to have an extension which extending the bottom floor kitchen outwards and having a tiled roof built over it. Five years later it started dripping through. At this point (before we met) she called the builder, who came out and had a look, told her he'd be back the next day and was not heard of again.

She has since called out a surveyor who has told her that the problem is that the roof was not built at the correct angle, which is the reason that the water is able to get in, pool and drip through the ceiling. It's now dripping through in a number of points is beginning to look quite unsafe.

Fastforward to today, we managed to get hold of the builder again and he did come around last week to have a look(from the ground). He was quite shifty and said something about building planner being responsible for the angle. Again he said he'd come around with a ladder to check it and again he's not showing up.

I have a couple of questions if anyone can advise. Firstly is it possible to say from this information whose liability it is? Builder, planning inspector, architect, ours? My girlfriend seems to think it was guaranteed but can't find the paperwork to say so.

Secondly, what is the best course of action here? Should we get another builder asap and then see if we can reclaim the money it has cost us through the courts (assuming that someone is at fault) or pursue court action immediately and try and get it fixed after?

Sorry I realise this is a convoluted question. If anyone can advise at all I'd be very grateful.

Thanks,
Sam

anselld

If it is a problem with the angle why would it take 5 years to start leaking? Surely it would leak as soon as wind/rain came.

It seems like some defect must have developed, eg flashing dislodged, tiles slipped, etc. As stated, someone with a ladder needs to find out exactly whats wrong and fix it.

In the meantime, if water is pooling in the ceiling poke a small hole with a screwdriver to let it out before the lot comes down.

ognum

The angle of a house roof can be different depending on the type of roof covering that is used.

If you google slate it will tell you the minimum angle they are recommended for and I am sure you could find this out for what ever the type of roofing you have.

After 5 years it is difficult IMO to apportion blame. I would veer toward the architect but most competent builders would also know as would a professional roofer.

I think this may be down to your girlfriend to sort out but that is just my opinion.

Sam1123

Thanks for the responses. I'm not an expert so cannot give you a lot of technical information unfortunately. As I understand there is a waterproof felt underneath the tiles protects the ceiling while the water is supposed to drain off. This has become rotten due to the pooling hence why it's taken five years to develop problems. She was told it was above the minimum angle (17.5 degrees) when built, however the surveyer who came out a year ago told her it was far below this. So I assume it needs to be either rebuilt or at least at the moment the tiles need to come off and have it re-felted, if only as a stop gap. I will call a roofer tomorrow asap to come around and get an opinion. Thanks.

ognum

Sam1123 wrote: »

Thanks for the responses. I'm not an expert so cannot give you a lot of technical information unfortunately. As I understand there is a waterproof felt underneath the tiles protects the ceiling while the water is supposed to drain off. This has become rotten due to the pooling hence why it's taken five years to develop problems. She was told it was above the minimum angle (17.5 degrees) when built, however the surveyer who came out a year ago told her it was far below this. So I assume it needs to be either rebuilt or at least at the moment the tiles need to come off and have it re-felted, if only as a stop gap. I will call a roofer tomorrow asap to come around and get an opinion. Thanks.

maybe she just needs a different type of tile or maybe lead or copper would work!

Davesnave

Unless it was done as permitted development, there should have been planning, including a drawing which would show the intended pitch of the roof. If the builder didn't build according to the plan, then he is at fault.

You've already given the builder a couple of chances to rectify the matter, so if he looks likely to disappear again,you'll need to send him a copy of the expert opinion you've had and set a time limit for him to sort things out. Make sure he realises time is of the essence and that you will go elsewhere and seek compensation if he cannot fix things in a timely manner.

Follow up all communications with correspondence now and keep copies of everything. You may need them.

Sam1123

Hi, thanks for your response. The council is sending someone out later to check it and give an opinion. So far we know for certain that he did not use velux as was stated in the plans, and we suspect he did not lay the tiles correctly. A problem is though we have no contact address for him, and he's starting to ignore our phone messages. Google is showing no info, worrying considering last week it at least gave contact info and a (wrong) address. I think he's removed it.

teneighty

She was told it was above the minimum angle (17.5 degrees) when built, however the surveyer who came out a year ago told her it was far below this.

So what is the actual pitch? I assume the surveyor measured it.

What tiles are on the roof?

What roof pitch and tiles were shown on the original plans?

Once you can answer those you know who is responsible. It looks like either the designer or the builder has got it wrong.

Sam1123

Just finding out now will post back shortly

Sam1123

Sorry for the late reply. in case any body is interested, we had the building planners out awho told us it was a pretty(or maybe very) incompentent job, however the pitch and slates were within the legal limits. They said that basically since it was over five years ago we probably wouldn't have any hope of making a claim against the builder. However it also isn't looking like too expensive a job to fix (about 500). Thanks for all the responses to this subject, very helpful everyone.

TrickyDicky101

That doesn't sound like a huge amount of money (clearly you would rather not have to pay anything though!). What remediation work does the £500 cover if you don't mind me asking?