Builder damaged neighbours roof

ThisIsWeird

A permanent repair could be as simple as removing that fascia (and replacing it with new...), slipping a two+corrugation-wide strip of similar profile roof sheet under at least the first intact 'wave' to make the overlap seal, and then resining the broken piece back into position on top of the new piece. 
The only visible difference should be seeing two sheet thicknesses along that edge.
Possibly.
Se99, are you otherwise pleased with your roofer? A competent fellow?

Grenage

It's the overhang that's broken off? Would replacement with fibre cement sheeting with a matching profile not be ideal?

Kiran

Grenage said:

It's the overhang that's broken off? Would replacement with fibre cement sheeting with a matching profile not be ideal?

This, or a folded flashing that tucks underneath the sheet to prevent anything getting through the damaged section. 

I also think the builder is suggesting cloaking the damage which would also work. With is being asbestos cement sheet the key is minimising the disturbance so encapsulating the damaged end to prevent fibre release. The undamaged sheets are relatively harmless in a good state of repair 

Se99paj

stuart45 said:

Have you asked your neighbour what she wants done? For example, is she going to employ her own builder and send you the bill?

In her words from an earlier conversation "Its a whole new roof I'm afraid", that was before she put the note through our door at 5am this morning saying she doesn't want our builder to repair the damage.

At the moment I feel like we're in limbo, we've offered to repair the damage and the builder described what the repair would be, she agreed to that at the time but has now changed her mind and asked that the builder doesn't do the repair. She hasn't made clear if she still wants the roof to be repaired, or if she is looking at her own builder to repair and she would be looking.

She could use her own builder and send me the bill, but she does that at her own risk as I don't think I would need to pay that bill.

Kiran

So, if you are offering a serviceable repair that isn't going to present your neighbour with issues further down the line and they opt for a whole new roof, you can be reasonably be expected to contribute the amount that the repair would have cost towards their roof repair, not pay for the whole thing. 

What it will come down to is what a serviceable repair would be, if you can get a better photo or photos that would help. 

Se99paj

Section62 said:

Se99paj said:

Kiran said:

Have you got a photo of the damage?

Just found a picture and added to the original post 

Is your building attached to theirs (as it appears from the picture)?  If so, it will be in your interests to get the roof repaired properly as by appearances the damage may result in water/damp getting into your walls.

The damage looks to be significant and rather more than a 'slither' - the overhang is important to keep rain out of the walls and off the door.  Without it they are likely to have water penetration/damp issues, as might you.

I wonder whether the 'leave it' request to your builder is because the neighbour doesn't trust yours to do the job properly, so will get their own builder in and then send you the bill.  Have you talked to them about this?

Also, was there a party wall agreement in place - either previously, or in relation to this work?

The building does attach to ours, but the wall and roof on our side is completely new, her roof is draining into a new gutter that you can't see in the photo.

I can't see how an additional couple of inches is going to stop the rain getting to the door.

I think my main question would be what extent should our repair be:

Is it a repair to the existing asbestos piece.
Is it a complete replacement of the asbestos piece
Or is it a complete replacement of the asbestos roof.

ThisIsWeird

Se99paj said:

stuart45 said:

Have you asked your neighbour what she wants done? For example, is she going to employ her own builder and send you the bill?

In her words from an earlier conversation "Its a whole new roof I'm afraid", that was before she put the note through our door at 5am this morning saying she doesn't want our builder to repair the damage.
At the moment I feel like we're in limbo, we've offered to repair the damage and the builder described what the repair would be, she agreed to that at the time but has now changed her mind and asked that the builder doesn't do the repair. She hasn't made clear if she still wants the roof to be repaired, or if she is looking at her own builder to repair and she would be looking.
She could use her own builder and send me the bill, but she does that at her own risk as I don't think I would need to pay that bill.

Ah, I see. She's after a new roof. Which is understandable, but not reasonable if she expects you or your roofer to pay for it all.

Keep a record of all the comms. 

The facts would appear to be;

1) that roof can be repaired successfully, in a few different ways, and the result should look acceptable and last as long as the rest of the roof.

2) Your roofer has offered to do this, but possibly not in an aesthetically acceptable way. I can understand the neighbour being unhappy about the use of visible lead - I would be.

3) If your neighb has a whole new roof put on there, good chance she should also install insulation to current levels - I bet she hasn't factored in that cost.

4) It would be unreasonable for her to expect you or your roofer to cover the whole cost of this - it would be 'betterment' to a staggering degree.

5) If she turns down your roofer's offer to repair the damage, perhaps also after your roofer offers an aesthetically better solution too, then she's on very weak ground.

6) The visible part of that roof/fascia appears to be in poor cosmetic - and possibly structural - condition. Is that a timber bargeboard? What condition is it in? I'd get some close-up pics.

7) She cannot just get another roofer to replace it all, and expect your roofer to pay.

What to do? Ideally your roofer comes up with an alternative repair idea, such as the one I suggested if it would work; ie, it would be a permanent fix, and look good. Coupled with a new barge board - perhaps a raised design that steps out at the top to hide that ugly sheeting edge - the roof would actually look much better than it currently does. If your roofer can put this idea together and offer it as a solution, then I suspect she'd be completely stuffed if she attempted any advancement over this. In fact, a neat fascia design that would hide the nasty roof edge would also allow the original use of lead as it would be hidden - that's possibly the best/easiest overall solution?

Or, your roofer works out the sum it would cost him to do such a job for a customer, and offer that sum as 'full and final' towards her having it repaired by someone else. Offer both options, and give a reasonable - but fixed - time for her to respond - 1-2 weeks? 

If she says non to these options, I reckon she's stuffed.  

stuart45

How big is the roof?

Section62

Se99paj said:

Section62 said:

Se99paj said:

Kiran said:

Have you got a photo of the damage?

Just found a picture and added to the original post 

Is your building attached to theirs (as it appears from the picture)?  If so, it will be in your interests to get the roof repaired properly as by appearances the damage may result in water/damp getting into your walls.

The damage looks to be significant and rather more than a 'slither' - the overhang is important to keep rain out of the walls and off the door.  Without it they are likely to have water penetration/damp issues, as might you.

I wonder whether the 'leave it' request to your builder is because the neighbour doesn't trust yours to do the job properly, so will get their own builder in and then send you the bill.  Have you talked to them about this?

Also, was there a party wall agreement in place - either previously, or in relation to this work?

The building does attach to ours, but the wall and roof on our side is completely new, her roof is draining into a new gutter that you can't see in the photo.

.....

I think my main question would be what extent should our repair be:

Is it a repair to the existing asbestos piece.
Is it a complete replacement of the asbestos piece
Or is it a complete replacement of the asbestos roof.

I think the more fundamental question here is about the permission (if any) you had to attach your building to the neighbour's - hence the question about a party wall agreement.  Did you get one?

It is difficult to tell from the picture, but what I'm seeing is an overlap between your wall and theirs, such that the first few inches(?) of their roof aligns and overlaps with the wall of your extension.  If so, the builder needed to put flashing on your wall and form some kind of box/valley gutter arrangement so water from her roof was carried away (into her existing gutter) rather than coming to where your wall is and draining away wherever it wanted.  Based on what I can see and interpret from the picture I'm surprised you got building regs signoff for the work as it appears to be done.

Another question - how exactly did her roof get damaged?  Was it something falling on the edge of the asbestos sheet, or was the builder trying to do something to it (e.g. levering it up) as part of the building work?  If her roof overhang at the side and end, then how has the builder managed to build your wall without cutting (or breaking) the asbestos?  I.e. if you end up in a legal battle, will the neighbour produce evidence the builder deliberately damaged the roof in order to be able to build your extension?

The above is based on my interpretation of a not very clear photo - what you do next ought to be based on the advice of someone who has actually seen the situation, or has a selection of clear close-up photos.  Guessing is a risk here.  Did you/the builder take pictures of the roof (and boundary) before and during work as evidence of condition and what was there to start with?

Se99paj said:

I can't see how an additional couple of inches is going to stop the rain getting to the door.

You might be surprised.  A very small overhang of a roof can have a significant impact on weather-proofing the wall and features below.  It won't necessarily stop rain getting to the door, but would reduce the frequency/circumstances where that might happen.

Se99paj

Section62 said:

Se99paj said:

Section62 said:

Se99paj said:

Kiran said:

Have you got a photo of the damage?

Just found a picture and added to the original post 

Is your building attached to theirs (as it appears from the picture)?  If so, it will be in your interests to get the roof repaired properly as by appearances the damage may result in water/damp getting into your walls.

The damage looks to be significant and rather more than a 'slither' - the overhang is important to keep rain out of the walls and off the door.  Without it they are likely to have water penetration/damp issues, as might you.

I wonder whether the 'leave it' request to your builder is because the neighbour doesn't trust yours to do the job properly, so will get their own builder in and then send you the bill.  Have you talked to them about this?

Also, was there a party wall agreement in place - either previously, or in relation to this work?

The building does attach to ours, but the wall and roof on our side is completely new, her roof is draining into a new gutter that you can't see in the photo.

.....

I think my main question would be what extent should our repair be:

Is it a repair to the existing asbestos piece.
Is it a complete replacement of the asbestos piece
Or is it a complete replacement of the asbestos roof.

I think the more fundamental question here is about the permission (if any) you had to attach your building to the neighbour's - hence the question about a party wall agreement.  Did you get one?

It is difficult to tell from the picture, but what I'm seeing is an overlap between your wall and theirs, such that the first few inches(?) of their roof aligns and overlaps with the wall of your extension.  If so, the builder needed to put flashing on your wall and form some kind of box/valley gutter arrangement so water from her roof was carried away (into her existing gutter) rather than coming to where your wall is and draining away wherever it wanted.  Based on what I can see and interpret from the picture I'm surprised you got building regs signoff for the work as it appears to be done.

Another question - how exactly did her roof get damaged?  Was it something falling on the edge of the asbestos sheet, or was the builder trying to do something to it (e.g. levering it up) as part of the building work?  If her roof overhang at the side and end, then how has the builder managed to build your wall without cutting (or breaking) the asbestos?  I.e. if you end up in a legal battle, will the neighbour produce evidence the builder deliberately damaged the roof in order to be able to build your extension?

The above is based on my interpretation of a not very clear photo - what you do next ought to be based on the advice of someone who has actually seen the situation, or has a selection of clear close-up photos.  Guessing is a risk here.  Did you/the builder take pictures of the roof (and boundary) before and during work as evidence of condition and what was there to start with?

Se99paj said:

I can't see how an additional couple of inches is going to stop the rain getting to the door.

You might be surprised.  A very small overhang of a roof can have a significant impact on weather-proofing the wall and features below.  It won't necessarily stop rain getting to the door, but would reduce the frequency/circumstances where that might happen.

Yes - We have all the appropriate notices in place.

Yes - Our builder has put a gutter in place so water from her roof get carried away. The more complicated answer is that her previous gutter was actually on our side of the boundary line within our garage before we had the work done.