Request advice on roof repair please

BonaDea

Oh, come on.  This hole or any evidence of it hadn't been spotted before this person showed up, it looks like it's been caused by tiles being moved out of the way, and it's close to where he was working on the gutter?  And now he wants £8K?  You're being had.

pseek1

The main roof is formed of a pitched design, covered with concrete interlocking tiles and half-round tiles. The ridge tiles are bed in a sand and cement mortar bed.

A secondary lining membrane formed of bitumen felt is provided between the rafters and battens. This is designed to act as a secondary barrier against water penetration. See section E1 for further information.

2

 Full detail of elements inspected

Limitations on the inspection

D1 Chimney stacks

D2 Roof Coverings

1 2 3 NI

  RICS Home Survey - Level 3

Page 21

  The valley between the front and rear area is formed of metal, presumably zinc. This area appears to be in reasonable condition when viewed with the aid of a pole camera. However, valley gutters can fail unexpectedly, and regular maintenance is necessary. When repairs are required costs are likely to be significant.

As viewed from ground level and with the aid of a pole camera the roof and ridge tiles present in a reasonable but weathered condition. Condition rating 2.

There is no external evidence of major distortion to indicate weakness in the timbers making up the roof structure.

The ridge tiles appear to be firmly fixed in place. However, it is not uncommon for ridge tiles to become dislodged by high winds, and occasional re-fixing of these must be anticipated.

The mortar to the rear roof edge and lower porch roof is cracked. Whilst no immediate remedial attention is required at present, the condition of the verge mortar will continue to deteriorate and should be regularly monitored. Repairs should be expected during your ownership. Condition rating 2.

The lower front roof serving the porch is covered in similar tiles as per the main roof, with an associated lead lashing weathering the junction. This roof and flashing present in a dated but acceptable condition as seen. Condition rating 2.

Above is copied from the survey report. It’s RICS level 3

jimbog

pseek1 said:

@ThisIsWeird He tells he will repair by roof replacing entire membrane and battens gives quote of 8K

Do not let this man (or anyone who he knows) near your roof or in your life

ThisIsWeird

pseek1 said:

The main roof is formed of a pitched design, covered with concrete interlocking tiles and half-round tiles. The ridge tiles are bed in a sand and cement mortar bed.

A secondary lining membrane formed of bitumen felt is provided between the rafters and battens. This is designed to act as a secondary barrier against water penetration. See section E1 for further information.

2

 Full detail of elements inspected

Limitations on the inspection

D1 Chimney stacks

D2 Roof Coverings

1 2 3 NI

  RICS Home Survey - Level 3

Page 21

  The valley between the front and rear area is formed of metal, presumably zinc. This area appears to be in reasonable condition when viewed with the aid of a pole camera. However, valley gutters can fail unexpectedly, and regular maintenance is necessary. When repairs are required costs are likely to be significant.

As viewed from ground level and with the aid of a pole camera the roof and ridge tiles present in a reasonable but weathered condition. Condition rating 2.

There is no external evidence of major distortion to indicate weakness in the timbers making up the roof structure.

The ridge tiles appear to be firmly fixed in place. However, it is not uncommon for ridge tiles to become dislodged by high winds, and occasional re-fixing of these must be anticipated.

The mortar to the rear roof edge and lower porch roof is cracked. Whilst no immediate remedial attention is required at present, the condition of the verge mortar will continue to deteriorate and should be regularly monitored. Repairs should be expected during your ownership. Condition rating 2.

The lower front roof serving the porch is covered in similar tiles as per the main roof, with an associated lead lashing weathering the junction. This roof and flashing present in a dated but acceptable condition as seen. Condition rating 2.

Above is copied from the survey report. It’s RICS level 3

A Level 3 is more advanced, I understand, so - I think - the surveyor would/should have done enough to ID such a hole, had it existed.

Where did your neighbour find this cleaner? Has he been anywhere else in the 'hood, do you know? If so, worth asking other 'customers' if they've had similar 'recommendations' from him.

Build a picture - and involve the police depending on your findings.

You haven't answered - can this hole be viewed from the ground, say using binoculars?

Might it be worth asking your RICS surveyor to call in at some point to confirm that this hole could not have existed during his survey?

ThisIsWeird

jimbog said:

pseek1 said:

@ThisIsWeird He tells he will repair by roof replacing entire membrane and battens gives quote of 8K

Do not let this man (or anyone who he knows) near your roof or in your life

C'mon - that's a great deal. 

And I'm sure he has many years of experience. Cleaning gutters.

RAS

Suspect these photos were taken by the gutter cleaner, which is why anything giving context is not available?

Contact your surveyor, send him the photos and ask if he can see the hole on his drone survey? If necessary contact trading standards.

And if the gutter cleaner has been able to get that close with a ladder, chances that a roofer can do the same, although it'll take longer to secure the ladder than make the repair.

stuart45

Took me 2 minutes to slide up a tile and show a hole in the eaves felt just now, and put it back.

pseek1

ThisIsWeird said:

pseek1 said:

The main roof is formed of a pitched design, covered with concrete interlocking tiles and half-round tiles. The ridge tiles are bed in a sand and cement mortar bed.

A secondary lining membrane formed of bitumen felt is provided between the rafters and battens. This is designed to act as a secondary barrier against water penetration. See section E1 for further information.

2

 Full detail of elements inspected

Limitations on the inspection

D1 Chimney stacks

D2 Roof Coverings

1 2 3 NI

  RICS Home Survey - Level 3

Page 21

  The valley between the front and rear area is formed of metal, presumably zinc. This area appears to be in reasonable condition when viewed with the aid of a pole camera. However, valley gutters can fail unexpectedly, and regular maintenance is necessary. When repairs are required costs are likely to be significant.

As viewed from ground level and with the aid of a pole camera the roof and ridge tiles present in a reasonable but weathered condition. Condition rating 2.

There is no external evidence of major distortion to indicate weakness in the timbers making up the roof structure.

The ridge tiles appear to be firmly fixed in place. However, it is not uncommon for ridge tiles to become dislodged by high winds, and occasional re-fixing of these must be anticipated.

The mortar to the rear roof edge and lower porch roof is cracked. Whilst no immediate remedial attention is required at present, the condition of the verge mortar will continue to deteriorate and should be regularly monitored. Repairs should be expected during your ownership. Condition rating 2.

The lower front roof serving the porch is covered in similar tiles as per the main roof, with an associated lead lashing weathering the junction. This roof and flashing present in a dated but acceptable condition as seen. Condition rating 2.

Above is copied from the survey report. It’s RICS level 3

A Level 3 is more advanced, I understand, so - I think - the surveyor would/should have done enough to ID such a hole, had it existed.

Where did your neighbour find this cleaner? Has he been anywhere else in the 'hood, do you know? If so, worth asking other 'customers' if they've had similar 'recommendations' from him.

Build a picture - and involve the police depending on your findings.

You haven't answered - can this hole be viewed from the ground, say using binoculars?

Might it be worth asking your RICS surveyor to call in at some point to confirm that this hole could not have existed during his survey?

I claimed to loft and try to find any sunlight can’t find any except for the wind shield. From ground we can’t see the roof. 

stuart45

The best time to climb into the roof space is when it's hammering down. You'll be able to check how watertight your roof is then.

user1977

Would be a strange hole if it never let in any rain…