Fulwood Surveyor Case Study: Assessment of a Detached House in Fulwood, Preston, with a Leaking Flat Roof Extension
Introduction
As a Royal Institution of Chartered Surveyors (RICS) surveyor, I have been tasked with evaluating a detached property in Fulwood, Preston, which presents with a flat roof extension suffering from water ingress. This report will detail the current condition, identify the probable causes of the leakage, and recommend remedial actions. I carried out an RICS Home Survey Level 2 survey at the request of the client.
Property Overview
The subject property is a detached house situated in a residential area of Fulwood, Preston. The main structure appears to be in generally good condition, with traditional brick construction, a pitched roof, and modern double-glazed windows. The extension in question is located at the rear of the property and comprises a single-story addition with a flat roof, constructed approximately 10 years ago.
Observations
Upon initial inspection, several signs of moisture penetration were observed in the extension. These include:
1. Visible Damp Patches: Damp patches are evident on the ceiling and upper walls, particularly near the junctions between the roof and the walls.
2. Peeling Paint and Plaster: The internal paintwork and plaster are deteriorating, indicating prolonged exposure to moisture.
3. Musty Odour: A persistent musty smell suggests mould growth, which is often associated with chronic damp issues.
Fulwood Surveyor Analysis
The primary concern is the integrity of the flat roof, which is a common source of water ingress. Flat roofs, if not properly constructed or maintained, can be prone to leaks. The following potential causes have been identified:
1. Roof Covering Deterioration: The flat roof covering, likely consisting of bituminous felt, appears to have aged. The material is cracked and blistered in several places, which could allow water to penetrate the underlying structure.
2. Inadequate Drainage: The roof’s drainage system may be insufficient. There is evidence of standing water, indicating poor run-off management. Blocked or undersized outlets could exacerbate this problem.
3. Faulty Flashing: The flashing at the junctions between the roof and the main building may be inadequately sealed or damaged. Proper flashing is crucial to prevent water from seeping through these vulnerable points.
4. Thermal Movement: Flat roofs can be susceptible to thermal movement, which leads to material expansion and contraction. If not adequately accommodated in the design, this can cause gaps or splits over time.
Fullwood Surveyor Recommendations
To address the issue of the leaking flat roof, the following remedial actions are recommended:
1. Roof Covering Replacement: Replace the existing bituminous felt with a more durable material such as EPDM rubber roofing or GRP fibreglass. These materials offer superior waterproofing and longevity.
2. Improve Drainage: Ensure that the roof has adequate falls to direct water towards properly sized and clear drainage outlets. Regular maintenance to clear debris is essential.
3. Re-seal Flashing: Inspect and, if necessary, replace the flashing around the perimeter of the flat roof. High-quality, flexible flashing materials should be used to accommodate any movement.
4. Thermal Movement Considerations: Incorporate expansion joints or flexible membranes to handle thermal movements without compromising the roof’s integrity.
Conclusion
The extension of the detached house in Fulwood, Preston, presents significant water ingress issues attributed to the flat roof. Addressing the roofing material, improving drainage, ensuring proper flashing, and accommodating thermal movement are critical steps to remediate the problem. Prospective buyers should be aware of these issues and the associated costs for repairs. Engaging a qualified roofing contractor to undertake these remedial works is essential to restore the extension to a habitable and waterproof condition.
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Disclaimer: The information contained in this blog is provided for general guidance only and does not constitute legal, financial, medical, or other professional advice. No warranty, express or implied, is given as to the accuracy or completeness of the information. Reliance on any information provided is at your own risk.
