ROOF COVERING SURVEY REPORT FOR MAIN ROOF - SAMPLE
REPORT
Site:-
14 Any Road, High Wycombe, Bucks. HP13
5FR |
Client:-
Mr. J. Smith
|
Inspection date:-
13th March
2002
Time:-
9.30am to
11.00am |
Weather
conditions:-
Overcast but dry
|
Property
description:-
2 storey, 3 bedroom semi-detached
fully hipped roof in a rural area surrounded by mature trees giving
shade & leaf debris onto roof - approx. 40 degree roof pitch |
Access to
roof:-
Front & rear accessed - side access
prevented by ground floor structures.
|
 |
|
|
Roof
material:-
Plain Clay hand made -
red - high moss saturation especially at rear - approximately 3 missing
tiles & 6 cracked or broken - tiles very brittle - approx. 30 tiles
have been replaced in the past (non
matching)
Condition score:-
3 |
Guttering:-
Cast iron - leaking joints
- wrong falls - missing brackets - rusted gutters - ill fitting down pipe
connection at rear.
Condition score:-
1 |
Soffits &
facsias:-
Soft wood timber boarded
unvented - severe rot at rear on leaking gutter connection - flaking paint
- loose soffit board at front showing opening & possible bird/insect
infiltration.
Condition
score:- 2 |
Hips:-
Clay half round - perished
mortar - some missing at
rear
Condition score:-
1 |
Ridges:-
Clay half round - poorly
peacemeal repaired - some cracked & loose
Condition Score:-
1 |
Valley
gutters:-
None
Condition score:-
N/A |
Box
gutters:-
None
Condition score:-
N/A |
Chimney(s):-
1 central stack - shared
ownership on boundary wall - recently repointed to good standard - pots secure
- loose & bent ariel mast
Condition
score:- 4 |
Flashings:-
Only on chimney - originally
lead but now replaced with sharp sand/cement fillet of dubious effectiveness
- probably completed when stack was repointed - suggest retention only if
no evidence of leaking or water staining is evident on stack within
roof void
Condition
score:- 3 |
Abutments:-
Parapet walls - None
Boundaries - None
Condition
score:-
N/A |
Flat
roof(s):-
Felt - 1 flat roofed detached single garage on the side - recently
renewed complete with white upvc soffits, facsias & rain water
goods
Lead - N/A
Other - N/A
Condition
score:-
5 |
|
Dormers:-
1 small lead lined
flat roofed dormer at first floor over front bay window - lead very old but
no obvious cracks or
defects
Condition score:-
4 |
Roof
lights:-
1 Velux roof light
recently fitted in rear elevation appears to be properly
installed
Condition score:-
5 |
Other
penetrations:-
1 cast iron soil
& vent pipe with recently renewed flashing seal & one gas flue
terminal with rubberised storm collar correctly
fitted
Condition score:-
5 |
Other items to
note:-
Underfelt - Bituminous felt presumably
applied when roof was recovered many years ago - guessed age 30 years - no
eaves liner due to bird & UV attack of felt - hence deterioration to
facsias & soffits
Battens - From the small area exposed the battens were of adequate
size, at the correct gauge & securely fixed to rafters
Boards - N/A
Verges - None
Other - The rear roof slope has a shallow inward bow at its
mid span point which could be caused by a defective or missing internal
purlin/strut or a previously removed chimney stack - suggest further
structural roof carcass inspection if not already noted by Surveyor. |
Report any inspection damage
caused by Surveyor:-
2 broken tiles - replaced with new at time of inspection. |
Overall condition of
roof score:-
3
General
comments:-
The roof appears to have been recovered once before & has had some previous
repairs - some good & some poorly completed. The main roof slopes
are adequate but are in need of localized repairs & some useful additional
life can be obtained from the existing roof slopes without the need
for another full strip & renew exercise at this stage. The hips,
ridges, soffits, fascias & rain water goods are all very poor
& need replacing during the repairs to the roof slopes. Once completed,
the roof should be inspected maintained once a year to replace the odd broken
tile that will still happen from time to time & to clean out the gutters.
The property also appears to be excessively overgrown & additional
roof life may be obtained with reduced maintenance costs if the overhanging
trees could be reduced or removed (subject to Council Approval). It
is anticipated that the suggested immediate repairs will give the roof another
10 years of life before it needs re-assessing again.
|
Recommended schedule of immediate
repairs:-
1. Remove all existing hips &
ridges & replace with new clay copings to match - do not re-use
existing.
2. De-moss roof slopes by hand using hand held scrapers (not jet washing)
& treat with Jays Fluid
3. Replace all missing & defective tiles with new or sound second
hand clay tiles to match existing
4. Remove all fascia boards, soffits & rain water goods &
replace with new upvc
5. Remove 1M depth of tiles, battens & felt at all eaves
& replace with propriatory durable plastic eaves felt lapped under
remaining 1F felt, re-batten & replace all sound tiles & make
up deficiency with new or sound second hand tiles to match
6. Install new upvc vented soffits, facsias & rain water goods
7. Repair, renew or remove television ariel & mast
8. Renew chimney flashing with Code 5 lead ONLY if existing
sand/cement fillet is showing internal signs of leaking |
Estimated budget cost to be
allowed for immediate repairs:-
£4,000.00 |
Key
to 'condition score':-
1
= Very poor
- immediate attention
required & potential
danger.
2 = Poor
- attention required very
soon.
3 = Fair - beginning
to show signs of
wear.
4 = Good - potential
for another 5 to 10 years of useful
life.
5
= Excellent - very sound &
durable. |
Notes:-
1. Severe storm & wind
conditions can still damage roofs with a high condition rating.
2. Any existing roof leaks are not detected or scheduled by
this report as our inspections are external. It is assumed that internal
inspections by others will report any existing or previous roof leaks
discovered.
3. Our observations are only a 'snap shot' of what we were able
to view on the day of survey & may not be fully conclusive as time
proceeds.
4. For confirmation & checking of any budget costings given
in this report, the client is advised to seek alternative estimates. |
