Flat roof warm or cold? Which did I get ??

leanbh

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DOCARCH

The specification would appear to be for a cold roof (going by the ventilation requirement).

I remember some of your other posts...might the builder and architect have agreed during the works (without you knowing or without your involvement) a revision to a warm roof?

sydthebeat

I see someone farmed the construction specificatIon out to kingspan

leanbh

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sydthebeat

leanbh wrote: »

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what way was the roof actually constructed?

DOCARCH

If it's a warm roof, it does not need ventilation. If it is a cold roof, it does need ventilation.

What appears to have been specified is a cold roof...but...

sydthebeat wrote: »

what way was the roof actually constructed?

...as he said.

DOCARCH

leanbh wrote: »

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You may have a cold roof...but a cold roof without the necessary ventilation? It will still be warm.

leanbh

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leanbh

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sydthebeat

basically, if insulation was placed OVER your roof joists, its warm and needs no ventilation...

otherwise it does require ventilation.

leanbh

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leanbh

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leanbh

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sydthebeat

leanbh wrote: »

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does you soffit have vent grills?

does your upstand have vents?

any pics?

leanbh

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leanbh

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sydthebeat

Yes. A cold roof requires ventilation, it's a building reg. The 50 air gap he has said he's left is useless if it's not venting anywhere, which appears to be the case.

The first signs you will see will be black lines if your roof is plastered, most probably along the same line as the joists, and most probably from the original wall side first.

leanbh

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leanbh

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sydthebeat

Get the builder and architect on site to explain how the roof construction complied with building regulations.
The builder built and the architect certified.

FRom what we are told here, we cannot say for certain what the roof build up is, you need to confirm exactly what it is.

But the builder saying he left 50 air gap would tell me it's most probably built as per spec.
Ask him where the cross ventilation is happening.

As for the architect, I'll hold my opinion.

leanbh

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sydthebeat

It's very hard to say if and when signs of damp / mould would appear as its dependent on how the room is used.

Definitely without retention until proof of building reg compliance is shown. If the roof joists are laid parallel with the existing wall, it could be possible to incorporate vent areas, if not... another solution must be found.

Don't let the builder away with this.
It well be a harsh lesson to them.

daithi7

Hi,

Sorry for your troubles. You seem to have fallen for the classic mistake of having an architect and thinking as a result that there was little or no need for an engineer. Unfortunately, as you now know this is simply not the case. A good architect will give you an aesthetically pleasing, modern living space, that fits the existing building, environment and planning and that kind of thing. They should be aware of building specs and the latest regs and so on, but these re really not their area of expertise. The specification, procurement add supervision and sign off on these aspects are an engineer's job, sounds like you needed one. Sure, sometimes on smaller jobs, having one professional seems enough, but I'd always be inclined to get the architect to do the drafting and whatever and when you're happy on that score, handover to an engineer for the final specification sign off, procurement and supervision of the job.

Anyway, you are where you are, if I were you I'd get the engineer and builder and you to meet on site and discuss what has been done, to see if this is ok, and if not to agree what has to be done to get it right. I'd do this asap. I'd be inclined to leave the architect off, she probably did her best within her competency range and as you allude to, may by now have got a bit proprietary over the job, or be in full CYA mode, or a bit of both. Regardless it was your decision to proceed without the services of a good engineer, so you'll have to bear some of the responsibility for that I'm afraid.

So, set up the meeting, do a a good agenda, have specific queries,e.g. regs, passing an inspection, etc, etc get them answered and address any issues to get the job as good as you can get it as cost effectively as possible, as expedient as possible. Good luck.

sydthebeat

daithi7 wrote: »

Hi,

Sorry for your troubles. You seem to have fallen for the classic mistake of having an architect and thinking as a result that there was little or no need for an engineer. Unfortunately, as you now know this is simply not the case. A good architect will give you an aesthetically pleasing, modern living space, that fits the existing building, environment and planning and that kind of thing. They should be aware of building specs and the latest regs and so on, but these re really not their area of expertise. The specification, procurement add supervision and sign off on these aspects are an engineer's job, sounds like you needed one. Sure, sometimes on smaller jobs, having one professional seems enough, but I'd always be inclined to get the architect to do the drafting and whatever and when you're happy on that score, handover to an engineer for the final specification sign off, procurement and supervision of the job.

Anyway, you are where you are, if I were you I'd get the engineer and builder and you to meet on site and discuss what has been done, to see if this is ok, and if not to agree what has to be done to get it right. I'd do this asap. I'd be inclined to leave the architect off, she probably did her best within her competency range and as you allude to, may by now have got a bit proprietary over the job, or be in full CYA mode, or a bit of both. Regardless it was your decision to proceed without the services of a good engineer, so you'll have to bear some of the responsibility for that I'm afraid.

So, set up the meeting, do a a good agenda, have specific queries,e.g. regs, passing an inspection, etc, etc get them answered and address any issues to get the job as good as you can get it as cost effectively as possible, as expedient as possible. Good luck.

to be fair, a single storey, one roomed extension is about as "small" as it gets.

the OP can certainly have expected the professional to have a working knowledge of the building regulations, seeing as the professional was being paid to certify compliance.
I would not expect the OP here to find themselves anyway out of pocket to remedy the situation. They should either agree the builder to remedy the situation in a solution agreeable to their engineer, or failing that, use the retention money to fund another builders remedy. Obviously contract clauses have to be administered properly.

leanbh

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leanbh

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sydthebeat

leanbh wrote: »

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in order to have cross ventilation you need inward and outward vent gaps
did he physically show you the vent gaps?

leanbh

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martinn123

Because of other problems we had with the architect we ceased our engagement with her a while back . We subsequently engaged an engineer who put the question about ventilation to the builder.

There is no point me contacting the architect as she cannot be trusted to act independently. ( I have concrete evidence of this in another matter-don't want to get into it online) we formally advised her that we did not recognise her certificate.

the OP can certainly have expected the professional to have a working knowledge of the building regulations, seeing as the professional was being paid to certify compliance.

Sorry but this needs to be said, and I know I will get stick for saying it, but if an Architect Certified this mess, and took a fee for same, it's time she was called to account, if it's as bad as it seems. A copy of their Insurance Details would be useful, to lodge a claim.