Leaking roof?

Chester09

I'm in a 2 bed terrace in charlesland and notice that after all the rain over the past few weeks there are watermarks on the ceiling to the back of the house. It looks like some of the roof tiles have been damaged and are now letting water in. Anyone had this problem and any recommendations for someone to take a look at it?

nummus

I know someone who has had the exact same problem and has been told that it is the original construction\spec of the roof that is at fault. They have been advised to refer it back to the management company who will need to go back to the original builders\developers. Obviously if this is the case then the entire lengh of the roof would need repairing.

I expect many more of the terraced houses are affected in the same way.

Charlie-Bravo

Cut out the management company if you own your home. Go straight to the developer, give them two weeks to sort or else issue a claim on your gaurantee scheme.

nummus

astrofluff wrote: »

Cut out the management company if you own your home. Go straight to the developer, give them two weeks to sort or else issue a claim on your gaurantee scheme.

By guarantee scheme do you mean the 10 year home bond ?

Charlie-Bravo

Yes.

Car2318

We have same problem and it gets worse depending on wind direction.
When Durkans were still on site their handy man had a look at it - did a bit of tugging and pulling, painted over the marks and that was that...............it did not fix the problem.

In meantime I contacted Durkans and advised that the problem had been there from the start and hence their responsibility but the response was (March 2013).

'Further to your email and ourconversation this afternoon your home is no longer covered bywarranty and you are responsible for any necessary maintenance'

We bought our house is 2006/07 so am wondering now how much of this is correct?
I would be very interested on suggestions to sort this liability?

Charlie-Bravo

Probable good advice would be to hire a professional to fight your corner - Chartered & Registered Building Surveyor backed up with a letter from your solicitor.

Either that or check out your guarantee as I initially suggested.

nummus

Is it worth getting all affected people together to pursue this with the developer ?

Cranipea

I have the same issue. A leak through the ceiling that i had a builder and roofer look at. They both say its been there since day 1 as a lot of the beams/insulation in the attic is damp or wet. It depends what way the rain is coming! And they think its from the stupid fake chimney breasts. A small job was done around the chimney with the flashing but i dont think its fixed the problem. I rang the management co and was told to contact the developers but was also told the developers are unlikely to do anything without a solictors letter which is not something i can afford. So yes i'd be interested in doing this as a group if there is a few with the same problem. We could arrange the same builder/roofer to prepare a report maybe and then a solicitors letter to the developer. I'm in the Park so Durkans are the developer.

Car2318

I know a few others with same problem on our row alone.
Going to search out my homebond and purchase documents then will revert.
I would definitely be on for the 'strength in numbers' approach against these people.

neets

Yes, we have exactly the same problem. In Charlesland Park. We thought it might be storm damage and contacted management company to see if we could get it fixed and claim off buildings insurance policy but we told that there is a €1000 excess for anyone claiming!! Thought this was seriously steep. I wonder is there an option to take out your own individual buildings insurance with a lower excess.

Chester09

I am also in the park, it has been happening year on year and we have been painting over it, seems to be getting worse though. This problem was pointed out to durkans originally and they claimed to have fixed it but obviously not. I'm not really sure where to go with it from here, was hoping it was something straightforward to sort out but obviously not

tp25

most of your esb meters were connected to the grind in 2004/2005, which means 10 year guarantee is due to expire this year or next year.

If any one of you is in fact able to put your act together and file a joint complaint (provided appropriate surveyor will sing off on it) then it may make sense to repaid affected properties.

can someone describe what exactly is the cause of the problem (photographs are welcome).

Car2318

I'll try get some pics tonight and post them up.
Basically its in the back room. There is water leaking down between the main buidling and the one storey 'extension' part. Anyway will get pics plus I have docs ready to sort through.

Cranipea

TP25;
My leak is in front bedroom room. Water came through the ceiling in drips. there is a large water mark on the ceiling now. The beams in the attic are damp as is the fibre glass. the roofer reckons they are so damp/water marked that water has been getting in for years and gradually turned into a leak through the ceiling. There is no lose tiles. He replaced the flashing around the fake chimney breast and thinks thats most likely where it was coming in. But he was there while it was raining and we couldnt see where it was getting in. For now it seems ok as the leak on the ceiling has stopped. But the beams etc in the attic are still wet. Until it starts getting drier i wont really know. I;ll have to keep an eye on it and see do the beams dry out once rain stops.

nummus

Would be very happy to get involved in a joint complaint and share the relevant surveyor/solictor costs. Is anyone willing and able to coordinate this ?

Charlie-Bravo

Because different parts of the development were built by different developer entities, it would be good to club togther where you're under the same management company.

Maudi

I noticed from the outside that a roof tile on our chimney slipped recently but I managed to slip it back into place from inside the attic...driving home thru the estate just now I noticed quite a few tiles have slipped on peoples chimneys.

tp25

Can anyone post a pictures of actual water penetration through the membrane?

how many houses are affected? is this the last year the bond is covering charlesland houses?

Cranipea

Nummus, are you under Kennedy Wrights Management Company? Would you have any idea of cost for a surveyor? I don't mind coordinating something but i'm jsut worried about cost!

Car2318

And the leaking starts.....
Our sitting room is at back of our 2bed house. Iv attached pictured from the inside. The watermark basically outlines where the ground floor 'extension' meets the main house.

Charlie-Bravo

Not nice to have that coming through. PM sent.

HappyDaze007

Looks like the flashing isn't doing it's job.

I had a similar problem, The workmanship on these houses are very poor imo.

tp25

I would be very happy to get involved in a joint complaint and share the relevant surveyor/solictor costs.

amy1plus2

Please also let me know the costs involved in becoming part of the cohesive on this. I am interested in lodging joint complaint - dependent on costs too!

neets

I would also be interested thanks.

Cranipea

Neets, Amy1plus2, Car2318, Nummus.... I'm going to try find a surveyor and get an idea of cost etc.
Can you all let me know are you through Kennedy Wrights Management Company and builder was Durkans?

neets

We are Kennedy Wrights and our house was build by Durkans. Cranipea, I think our problem is the same as yours. Leak coming in through roof and very wet beams. Very keen to get it sorted as I'm worried about the damage to the beams.

nummus

Cranipea wrote: »

Neets, Amy1plus2, Car2318, Nummus.... I'm going to try find a surveyor and get an idea of cost etc.
Can you all let me know are you through Kennedy Wrights Management Company and builder was Durkans?

Yes kennedy wright and durkans. I can get a quote from a solicitor if that would help.

Just to clarify its actually my mum that is affected, im posting here on her behalf.

Cranipea

I've a friend coming to my house sat to check out the leak. I think he is a quantity surveyor but he's going to take a look and advise. So if he thinks it's a fault with the orginal construction i will defo be getting a professional report done up and sent to Kennedy Wrights and Durkans. Nummus & Neets I'll get in touch monday then and let you know if that sounds ok?

neets

That's great Cranipea. Really appreciate it.

Car2318

Sorry for the delay

Yes we are with Kennedy Wright Management Company and had the wonderful Durkans as builders.

As I have never been involved in this sort of process before and am not very informed on building (but willing to learn) can you please let me know what the different stages of action are?

For instance we get a surveyor, prove its down to poor construction and then approach contruction company via Solicitor? Is there anything else via our purchase contracts or insurance that we need to do?

Thanks in advance

Cranipea

Car2318, i wish i knew too! To be honest i'm totally clueless to this as well. But from talking to Katie in Kennedy Wrights about it she mentioned surveyors report then solicitors letter to Durkans. I think once my friend has taken a look I'm going to talk to her again and say there;s a few with the same problem and ask for her help with this given i pay my managements fees and i'm sure they should have some role in helping?

fifi81

We have the same problem in the park, the water is actually dripping through and there is now a hole in the ceiling, i was going to contact durkan but not sure there is much point, has anyone sent them a solicitors letter? Katie from k wright reckons the homebonds are not worth the paper they are written on

Jimjay

fifi81 wrote: »

We have the same problem in the park, the water is actually dripping through and there is now a hole in the ceiling, i was going to contact durkan but not sure there is much point, has anyone sent them a solicitors letter? Katie from k wright reckons the homebonds are not worth the paper they are written on

Thats a fairly typical response from the management agents. They get paid a load of money and when asked to help with a problem they tend to say nothing to do with them or nothing they can do. I really hope they help out with your roof problems. That the homebond is not worth the paper is a cop out. If the houses were not built correctly then i really hope you all go for it and get the lazy builders to put it right. If it is worthless then what are the statute of limitations to sue the builders?

Has anyone read the Homebond details? I think you should have got a copy when you bought the house.

The homebond website says:

Structural Defects
Cover for 10 years in respect of the repair of major structural defects.

Water Ingress
Cover for 5 years in respect of remedial work in the event of water ingress.

Just out of interest there seems to be a few people coming forward with this problem.
Has it only just started now after all this time?

Maudi

Are durkans still in operation?

Maudi

Are durkans still in operation?

fifi81

Thats great, thanks for the advice, will see if i can my hands on a copy of the original contract. Yeah i think they are still in operation, there is a number on their website, I will give them a ring tmr and see what they say, will keep you posted

fifi81

Jimjay there has been a watermark on our ceiling for a long time now but the water has only stated dripping through in the last few weeks and it is getting worse!

Aronaay

Durkan is still operating although they entered Nama last year. Given the storms that have Being happening they'll be able to get out of any repair work claiming weather damage caused the leak

Car2318

Thanks Cranipea for that.

Our leak has been a problem since we moved in 7 years ago and Durkans came out to 'fix' it twice. It has taken about 6 years for it to really have an impact and drip through - as its all down to wind direction in our case.

Durkans are currently involved in a development on Bird Avenue in Clonskeagh! At the GAA pictches beside Church.

Plastik

I'm in the Seabourne apartments. We have a pretty substantial leak problem also through the balcony door - but only when the wet weather is combined with south easterly winds. Very hard to pin point where exactly that it's coming through.

Maudi

Plastik wrote: »

I'm in the Seabourne apartments. We have a pretty substantial leak problem also through the balcony door - but only when the wet weather is combined with south easterly winds. Very hard to pin point where exactly that it's coming through.

Hi plastik.i was just with a friend who had the same problem as you..water coming in depending on direction etc..I found out the tiny drain hole (bottom right) of the tracking where her patio door sits into its frame was blocked..and so water was being diverted back onto sitting room floor..have you checked this might be your problem?

Cranipea

So i had a couple of people look at the leak. They can't find the exact source as the leak has stopped. I had the flashing replaced around the chimney and this seems to have stopped the leak. For now. My leak only happens when the wind and rain is coming towards the house which hasnt really happened over the last few weeks. Either way, my friend is a sureveyor and he looked up the HomeBond cover and they only cover structural defects so even if there is a leak from the chimney breast it wouldnt be covered. Only structural issues are covered. So for now i will be just keeping an eye on things to see if it happens again but i dont think there is much else to be done re Homebond.

loyatemu

we had a leak in the same place when we lived in the Grove. At the time Durkans came back and fixed it but it took them a couple of tries - I think in the end they decided it was coming in under the sill of the bedroom window above the low roof and then running down the inside of the wall to the ceiling of the kitchen. This was why it only occurred when the wind was blowing the rain in a particular direction.

They did some sort of sealing job on the sill and it seemed to fix it, but we moved out not long afterwards so I don't know if it worked long-term.

fifi81

I rang durkans this morning and they said any leaks are defo out of warranty, I have half a pan of water under the leak at mo, will try the chimney breast and windowsill and keep my fingers crossed

2011

Cranipea wrote: »

So i had a couple of people look at the leak. They can't find the exact source as the leak has stopped. I had the flashing replaced around the chimney and this seems to have stopped the leak. For now.

As the chimneys are fake I would be tempted to remove it completely so that the complications of trying to seal around it disappear.

Just a thought

HappyDaze007

fifi81 wrote: »

I rang durkans this morning and they said any leaks are defo out of warranty, I have half a pan of water under the leak at mo, will try the chimney breast and windowsill and keep my fingers crossed

Where about is the leak..?

Horrible with all the weather we are getting..?

Cranipea

The builder i had look at suggested removing the chimney also for that reason. But that would need approval from Mgt co i'm sure if you are chaging the design of the external of the house. Also, my chimney is half on the neighbours side so they would have to agree also.

2011

Cranipea wrote: »

The builder i had look at suggested removing the chimney also for that reason.

Interesting.

But that would need approval from Mgt co i'm sure if you are chaging the design of the external of the house.

If it was my roof that was leaking I would not care about what the management company thought. I would be suprised if it was even noticed to be honest.

Also, my chimney is half on the neighbours side so they would have to agree also.

True.

Jimjay

Cranipea wrote: »

The builder i had look at suggested removing the chimney also for that reason. But that would need approval from Mgt co i'm sure if you are chaging the design of the external of the house. Also, my chimney is half on the neighbours side so they would have to agree also.

What would the management company do anyway? they have introduced clamping to recover money - i can't see them being able to afford to take you to court and if they did they would be wasting the residents money.