Or should I cut and run now and just proceed with another roofer?
Is there a case against the architect here for signing off on such shoddy workmanship ?Facts:
Architect employed to design and see project to sign off.
Architect proposed another builder. He tried his best but finally said the lead, tiles and velux roof lights do not have adequate weather coverage for the low pitch of the roof. Velux incorrectly installed - sitting on top of felt and not below it, did not use a sealed velux flashing kit. Lead flashing not correctly installed where new roof meets existing building.
I engaged another roofer; same report.
Is there a case against the architect here for signing off on such shoddy workmanship ?
All depends on the contract the architect was engaged on. Most people do not opt for full supervision and sign-off of details like this because they feel it's too expensive. It requires a lot of site visits to witness all the required detail before it ends up enclosed.
It was a “full service” engagement. I’ll have to read the fine print on the contract to understand exactly what this means but thanks.
Tiles are for a roof greater than 23 degrees. The roof is less than 15.
I had a situation that sounds almost identical to yours. Lean-to extension with Velux where the roof pitch was too low. I got legal advice from top solicitor firm specialised in construction contracts who gave me advice for half his normal rate of €400/hr. After reading my summary and looking at the contract he advised that, because I had not enforced the contact during the project, I would be better off settling. He wrote a stern letter to the builders solicitor basically saying that he would go after their client with gloves off. I had held back €6k and they settled for €3k. In your case it looks like your builder will not retain a solicitor to go after the €1k.Looking for advice on whether to chase builder through legal system or suck up the cost to get another roofer to do repairs.
This was exactly my situation. Also, my Velux windows would swing back to an almost closed position, due to the low roof pitch. From memory they need minimum 17 degree pitch. I got Velux to supply stronger springs and so the Velux will stay open although not fully, but that's ok by me. The leak was very occasional and like you appeared to depend on wind direction. The leaks were so small that water very rarely hit the floor. All I could see were small water stains on the paint close to the Velux frames. Two years ago I used a product called Roof7 on the concrete tiles below the Velux windows. I ran a bead of this Roof7 along the line where the second last row of tiles overlapped the last row. I also slightly lifted the Velux flashing below the Velux and put a thick bead of Roof7 under it and placed heavy weights all along it to make sure it stuck down well. There are no new water marks on the inside now two years later.To be clear - it doesn’t always leak when it rains as it is dependent on wind conditions and directions.
Ditto for me. I had a slight leak at the higher up point. I got up on the roof and reinstalled this lead flashing at the join between lean to and the house. This leak has never occurred since. Putting the lead in yourself is easy.Lead flashing not correctly installed where new roof meets existing building.
- did not increase the pitchDid he increase the pitch of the roof? To do this he'd have to have raised up the timbers and joined the extension higher up the back wall of the house.
If he didn't increase the roof pitch, then why would he use the same tiles? Are you sure he didn't remove all the old tiles and use new tiles more suited to the roof pitch?
Did he redo the flashing where the lean-to joins the the main house?
From what you describe it sounds like he just replaced the roofing felt and then re-installed the same roof tiles. This will probably work but over time it might leak slightly again.
It doesn't make sense that he used 90 more tiles on the roof than had been on it.
Do your Velux windows open fully?
Thanks. Builder by no means the cheapest quote. Also was recommended. Also went to see his work before engaging and talk to his clients. My opinion is he put a foreman on site that took short cuts and builder didn’t check up on the work. now he’s covering for it. You’re only as good as your last job.Was your builder the cheapest quote @ tender stage? This can have more relevance than you think. Cheapest quotes are often from builders who lack experience both in pricing and in expertise.
Generally low pitch roofs , particularly with velux-type windows, would be slated. Better still, a flat roof with parapet surround is a better option. Check that your roof insulation is dry......as mould can build up above ceiling covering. Young architects are often very inexperienced when they first fly the nest....
This comment won't fix your roof but may be helpful to others before they start down that road..
You must mean that he replaced 90 of the original tiles with 90 new ones for some reason. What size is the lean-to extension? Maybe you'd let us know the L x W (roughly).It doesn't make sense that he used 90 more tiles on the roof than had been on it.
He's probably increased the overlap to try compensate for the low angle.It doesn't make sense that he used 90 more tiles on the roof than had been on it.
Definitely 90 EXTRA tiles. And he mentioned increasing the overlap, now that you mention it.He's probably increased the overlap to try compensate for the low angle.
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