Kirkham Surveyor Case Study: Detached House in Kirkham with Roof Spread
Kirkham Property Overview
This case study examines a detached house located in Kirkham, a charming market town in Lancashire. The property, built in the early 20th century, boasts traditional architectural features characteristic of the era. Recently, an issue known as roof spread was identified, which warrants a detailed assessment and explanation for a potential home buyer.
Identification of Roof Spread
During a routine building survey (RICS Level 3 Survey) of this Kirkham property, signs of roof spread were detected by the Kirkham Surveyor. Roof spread occurs when the roof structure moves outward, pushing the walls of the house apart. If not addressed promptly, this can result in significant structural issues.
Symptoms Observed
1. Cracks in Internal and External Walls: Visible cracks were found in the walls, particularly where the roof meets them. These cracks indicate the outward force exerted by the spreading roof.
2. Sagging Roofline: The roofline exhibited a noticeable sag, which is a classic symptom of roof spread. This sagging occurs as the roof trusses or rafters lose their rigidity and start to push outward.
3. Separation at the Eaves: There was a visible separation at the eaves, where the roof meets the walls. This is a direct consequence of the outward movement of the roof structure.
Causes of Roof Spread
The primary causes of roof spread in this property include:
1. Deficient Structural Support: The original roof structure may lack adequate support, particularly in older buildings where construction techniques and materials are different from modern standards.
2. Timber Degradation: Over time, the roof’s timber elements can degrade due to exposure to moisture or pests, leading to weakened structural integrity.
3. Excessive Load: Additional loads, such as heavy roofing materials or inadequate support for loft conversions, can exacerbate the issue by placing undue stress on the roof structure.
Impact on the Property
The presence of roof spread can have several detrimental effects on the property:
1. Structural Integrity: If left unaddressed, roof spread can compromise the overall structural stability of the house, potentially leading to significant damage or even partial collapse.
2. Water Ingress: The gaps created by the spreading roof can allow water to enter, leading to dampness, rot, and further structural damage.
3. Aesthetic Damage: Cracks and distortions can affect the aesthetic appeal of the property, reducing its market value.
Kirkham Surveyor Recommended Remedial Actions
Addressing roof spread requires a combination of structural reinforcement and repair:
1. Roof Structure Reinforcement: Installing additional bracing or tie bars can help pull the roof structure back into position and prevent further outward movement.
2. Wall Tie Installation: Installing wall ties can help secure the walls and prevent them from being pushed outward by the spreading roof.
3. Timber Treatment or Replacement: To restore the roof’s structural integrity, any degraded timber elements should be treated or replaced.
4. Load Reduction: If excessive load is a contributing factor, it may be necessary to replace heavy roofing materials with lighter alternatives or reinforce existing support structures.
Conclusion
As a potential home buyer, it is crucial to be aware of the presence and implications of roof spread in this Kirkham property. While the issue is serious, it can be effectively managed with appropriate remedial actions. Engaging a qualified structural engineer and experienced contractors is essential to ensuring that the necessary repairs are carried out to restore and maintain the structural integrity of the house.
Understanding the condition of the property and the required repairs will enable you to make an informed decision regarding your investment. With the right interventions, the house can be stabilised, preserving its charm and functionality for years to come.
Illuminati Surveyors – your independent Blackpool surveyor serving Kirkham, Fylde Coast & Lancashire.
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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.
