Step


assess youroptions Anew roof is notlikeanew carpet or alickof paint - you can’t go back and change it next year.Soit’svital that youinvestigate your options,whichare vast. Thealternativeswill depend on theshape andsizeofyourroof, butmaterials comeinmanyforms.One type doesn’t fit all and roofs and roofingmateri- alsare constantly changing. Thewell-known materials such as slate and tiles on pitched roofsand asphaltand felt on flatroofs arenow being used far less frequently, due to advance- mentsinarchitectural designandmaterials (where planning regulations allow).More traditionalmaterials have recently givenway to liquid plastics (orpolymers) that areoften used forflat roof surfaces.The liquid systems areapplied in layers andoften have thebenefit of aguarantee period of between15-25 years, depending on the number and thickness of


3


legalandmanagement perspective


thelayers. Theliquidsystemsarefavourable to insurancecompanies as they reduce the amount of “hot works” andthusthe risk of fire. Maintainingand repairingthistypeofroofis also relatively easy andasthe roof deteriorates it canbere-coated in thefuturetoextendthe guarantee. Itmaybeworth replacingyourexisting


materialstobring your roof into line with the moremodernapproaches that youwilltakefor grantedelsewhere in your life.Inother cases though,due to thecost of removing theold roof coverings, if theexistingcoverings are in good condition it can be worth leaving an oldroofinplace andapplyingthe newliquid on top of it.Aparticularadvantage of liquid systemsiswhere thereisplant andmachinery on theroofasthe liquid systemscan often work around theplant,minimisingthe cost anddisruptioninvolvedintemporarily removing it.


Step consult with 4


residents fromthe start Replacing a roof will constitute “Qualifying Works” underSection 20 of theLandlord and Tenant Act1985and thecost of replacinga newroofwillalmost inevitably breachthe cost threshold of the Section 20 consultation proce- dure (subject to changes followingthe recent High CourtcasePhillips andothersvFrancis), requiring Notices to be served. Consultation is vitalbothfrom astatutory


legalandamanagementperspective. If your blockismanaged by aprofessional blockmanager,you have alegal righttobe


Flat Living Issue 15


Consultation is vital both fromastatutory


consulted. If you self-manage, then your management companyisalsoobliged to keep residentsinformed.Whenplanningamajor project, good communicationiskey,especially when it is theresidentswhowillbepaying forit. Involved leaseholders will be more sympathetictowards theprojectand this will help minimise delays furtherdownthe line. By holdinganAGMto discussyourproject right fromthe start it will be easier to get buy- in fromall flat owners in the block. If you have aResidents’Associationmake sure progressis reported in the newsletter oremails sent out to members. Whenappointingsurveyors and


contractors, askthemtocomealong and meet theresidents before youdecidewhich onetouse.Iftheyare notkeentodothis– they arenot thebest firmfor thejob.The secret to asuccessful projectistoget buy-in fromthoseinvolvedbut to delegate liaison with theprojectteamtoone or twomembers of theResidents’Association orRMCand task themwith reporting progress back to the blockasawhole.Allowingtoomany people to getinvolvedisalmost as badashavingtoo fewand will slow progress,aseveryoneis likelytohaveadifferentview. Keep it simple but keep talking and your project should run smoothly.


Step


get the tender right A detailed survey with a comprehensive speci- ficationwillminimisethe risk of costsrising during the works on site. It is good practice forbetween threeand


5


five contractorstobeinvited to tender.This should be asealedtenderinaccordance with theNationalJoint Consultative Committee for Building (NJCC) Code of Procedure for Single Stage Selective Tendering. The entire tender should be basedonthe surveyor’s specification of works, anyspecificrequirement for guaranteeperiods,programming constraints andany supplementaryinformation,such as informationprovidedinaccordance with theConstructionDesignandManagement Regulations(CDM). A surveyor will assess the tenders to ensure


that thespecification has been priced properly and that the contractors have priced for use of thesamematerials to ensure like-for-like comparisons.


Step be realistic 6


about timings Newroofs don’t appear overnight. The length


of the project will depend on: nThesizeand type of roof andthe conditionof


the existing coverings/structure nWhether theold roof is beingremoved or


will remain under the newone and nTheweather: 1during wetperiods atemporary scaffolding


IvernaCourt,LondonW8


earlKendrick has been involved in the overhaul of themain roof areas, includingthe replacement of the coverings to the dormer roofs to all five blocks. The maintenanceplanfor thebuildingidentified that themain pitched roof areaswereinpoor condition and replacing thedormerswould minimise the risk of leaks and maintenancecosts andfrequencies going forward.


roof will avoiddelaysand minimise theriskof damage.But temporaryroofs comeat aprice 2liquid appliedroofingmaterials cannot be usedwhen the temperature is below5°C 3asphaltand felt roofing cannot be laid in dampconditions.


Step avoidthe 7


obvious pitfalls Thereare anumberofissues that candelay and complicate roofing projects.Toavoid themyou


should ensure that the: nSystemselected is robust andfacilitates future repairs. Liquid appliedroofingmaterials


arerelativelyadaptable. nFuture of the roof is considered. Don’t leavethe installation ofmechanicalplant for next time.Integrate it in theinitial build. Where future roof alterationsmay need to be


undertaken, plan the detailing in advance. nMaterialsare suitable.Singleply membranes, forexample,are susceptibleto


damage in aheavy trafficked areas. nGuarantees offered by roofingmanufacturers andinstallersare robust. Read thesmall print to ensure that any requirements for periodic inspectionsandmaintenanceare adheredto once thenew roof has been installed. Consider taking outaseparatebond or insurancefor the


roofing guarantee. nContractorsprice thejob on alike-for- likebasis,using thesamespecification and manufacturer formaterials. Alternativesmay look similar, withoutoffering thesamequality


andguarantee. nSchedules of Condition are prepared for the top floor areas/flats beneath the newroof, to help determineliability forany damage as a result of theproject(whichmay be caused by vibration, water ingress etc). It is importanttorememberthatanew


roof won’tbethe easiest job youand your fellow residentshaveundertaken, but with carefulmanagement,consultation andplanning,itshouldnot causeundue nightmares.●


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cutoutandkeep


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