In todays blog we are going to try something a little different. Therefore today we are talking about a case study that has an inadequate roof structure. We are going to talk about how it was identified, what the issues are and what the next steps are.
Outside inspection indicators
The property in question is a 1950’s era house. It has some of the key features of a 1930’s house, such as a bay window, and the arch above the doorway. Therefore we consider it likely that the plans for the house were drawn pre-war in the 1930’s. After the war there was a rush to build houses. Supplies were is short supply and so corners were cut. From our initial inspection of the exterior signs of this cost cutting could be seen. The pointing top the walls was crumbling away, a classic sign of a poor quality mix with too much sand and not enough cement.
When signs like this are noted on an inspection, alarm bells are already ringing. If the builder has cut corners here, where else are there issues?
Looking at the front and rear of the property it was clear to see that the ridge line was uneven. There was also a distinct dishing pattern to the tiles. When this is seen our next step is to take a look in the loft space.
Inside inspection indicators
The main things we are looking for is any signs of movement of the rafters away from the ridge line, sagging of the timbers and damp. In this particular case as soon as I entered the roof space it was clear to see the issue. The purlins and rafters are very thin timbers, these offer less structural support to the roof. The rafters are set far apart which means the batons holding the rafters have less support and are more likely to sag/break.
These are the causes of the issue. The symptoms are that the purlins have cracked and sagged. The rafters are also sagging. These two factors have caused the dishing effect on the outside and the uneven ridge line form where the whole structure has dropped and sagged.
What’s Next?
In our opinion of this case, this movement is likely to be ongoing as it has an inadequate roof structure. There is no reason for it to stop. Eventually without treatment these timbers will break and the roof will be non functional, and potentially dangerous. The next step is to obtain a structural engineer report which will provide likely costings and a plan for remedial work. We would always advise that this is done before the purchase. That way you can allow for it in your costings, and potentially re-negotiate your offer.
This house is an excellent example of why a Homebuyer survey is important. When you view a property your priority may not be to look at the ridge and roof line. Moreover in most scenarios the agents are unlikely to let you look in the roof space in much detail. Here at Crookshank & Co were possible we will always enter the roof space to give you all the information you need. We cover the Stoke-on-Trent, Stafford and Stone areas, get in touch today to arrange the survey if you have any concerns with your potential new home.
A case study on an inadequate roof structure
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