ROOF REPAIRS IN SPAIN – DEFECTIVE EAVES CANTILEVER RESULTS IN FAILURE
Finding out what problem you have with your roof in Spain – and why it has occurred – is almost impossible for the average property owner. This is equally true of knowing whether the remedial work suggested by your builder in Spain is really correct and reasonably priced.
Just as frustrating is the difficulty in establishing whether any roof defect that you have is the fault of someone else (your builder or architect, for example). This can be vital, as you may well be able to claim for any roof repairs in Spain or damage caused.
The trouble with roofs, of course, is their inaccessibility. Furthermore, few people, even when they have safe access to their roof, know enough to be able to fault find effectively. So, you tend to be very vulnerable to poor work and, on occasions, outrageous prices.
Certainly, roof defects in Spain are not uncommon and many of the problems are due to poor or inadequate work from unskilled roofers or developers, who have ‘cut corners’ to save money. This can certainly be true of new properties.
TYPICAL PITCHED ROOF PROBLEMS IN SPAIN
1. Incorrect roof pitch
Recently, I have come across several new properties where there have been significant problems with damp ingress during bad weather. This was due to the incorrect pitch of the roofs concerned and the wrong tile overlap – all of which were in contravention of the material manufacturer’s requirements. As you can imagine, this type of problem is very expensive to resolve.
2. Tile overlap
Incorrect tile overlap is a relatively common roofing problem in Spain and can lead to either water ingress or the blowing off of the tiles concerned, during windy weather. There is a correct overlap for all tiles (which varies depending on location, as does pitch) and unless this is maintained consistently on a roof then, inevitably, there will be problems – possibly resulting in the necessity to relay the entire roof. This is an issue that I have commonly found with newly constructed properties!
FALLING DEBRIS CAN BE VERY DANGEROUS!
3. Cantilevering of tiles
Equally, a common problem is the incorrect cantilevering of tiles over the eaves. This can result in tiles cracking, as they are placed under too much pressure from the rest of the roof. The danger of this happening is as obvious, as it is serious – with the falling tiles a real danger to people (especially children!) passing underneath.
4. Chimney detailing
In Spain, little use is made of lead flashing. This is used extensively in the UK where different roof surfaces are joined, an example being where a roof meets a chimney. In Spain, zinc or more commonly mortar joints are used with tiles indented into the render. This system is not the best way of waterproofing different surfaces where they join together and can degrade rapidly under the extreme climatic conditions inherent in Spain. Indeed, the very high temperatures during the summer and the occasional very cold temperatures of winter can play havoc with any roof joints and can result in movement and the cracking of materials used. So, ensuring that a chimney saddle, for example, is correctly formed is essential, if water ingress is to be prevented.
5. Inadequate roof eaves overhang
Time and again I come across properties that have an inadequate roof overhang. This means that when it rains the rain pours down the walls of a property, rather than being thrown away from the walls and the base of the house concerned. Obviously, during periods of sustained rain some properties have walls that become soaked thus producing damp and internal damage.
6. Poor roof void ventilation
Ventilation for roof voids is important, if a house is not to suffer overheating and the cracking of ceiling beam lines. Frequently, ventilation is ignored or forgotten and this should be remedied.
7. Wind damage
Occasionally wind damage can affect even a relatively well constructed roof, but where exposed, it is best to repair the roof using certain materials and methods that will reduce the risk of future damage. Simply making good ‘as is’ will inevitably result in repeated future damage.
REMEDIAL WORKS TO ROOFS IN SPAIN
As always with building work in Spain you must make sure that any problem that you have is correctly diagnosed and that the appropriate remedial work is then undertaken.
Whilst there are some excellent roofers around in Spain, it is also true to say that there are many builders who tackle an array of jobs – without really knowing what they are doing or having the skills to correct problems.
So, the answer, if you have roof problems in Spain, is to have a survey and analysis of the problem undertaken by an independent professional – who can assess the work, the overall likely cost and provide a specification for any remedial works.
Equally, a professional building surveyor may well find that the original work was defective and be able to help you to make a claim against the builder or architect concerned. This is something that I have done many times, particularly with regard to newly built properties – thus saving clients an enormous amount of time and money…
If you want to know more about roof repairs in Spain or general building defects common to Spain then do contact me.
Mark Paddon