ᐅ Flat roof leaking: repair or build a pitched roof structure over it?
Created on: 11 Feb 2021 06:58
R
Rolexianer
The flat roof on the wooden decking of a 55-year-old single-family house is leaking. Rainwater drains through seepage pipes inside the house. I suspect the cause of the leak is at one of these seepage pipes, as discoloration can be seen on the ceiling of the upper floor about 1.5m (5 feet) away from it. This issue was already addressed by professionals eight years ago, with stones removed locally and a membrane installed.
To avoid another limited repair, I would prefer to take decisive action and add a low pitched roof on top, similar to the neighboring house. This would direct rainwater to the outside, which is an advantage, as the downpipes can also show leaks at the basement access covers.
The carpenter has already visited and estimated the costs at €40,000 plus VAT (house dimensions 7 x 13m (23 x 43 feet)). The earliest possible execution date he can offer is August. A meeting at the local building authority is planned soon to discuss the project roughly, for example regarding a gable roof, shed roof, roof overhang, etc. Afterwards, a concrete quote could be prepared and an architect (recommended by the carpenter) involved. The building authority will likely prefer a gable roof, since that is visible on the neighboring house.
I am concerned about the house’s structural stability since a gable roof would add load to the center of the building, while the main load-bearing wall along the longitudinal axis is located about 1.5m (5 feet) off-center. This will need to be calculated by a structural engineer and likely cannot be ideal.
Another issue is that after adding a roof truss, the current flat roof assembly will probably become difficult to access if repairs are needed in the future.
Am I heading in the right direction? Is adding a roof truss really a worry-free solution, as the carpenter claims?
Perhaps I should just carry out a comprehensive renovation of the flat roof, probably at about half the cost of the carpenter’s proposal, but then it will likely leak again at some point.
Which solution should be aimed for? What else should I keep in mind?
To avoid another limited repair, I would prefer to take decisive action and add a low pitched roof on top, similar to the neighboring house. This would direct rainwater to the outside, which is an advantage, as the downpipes can also show leaks at the basement access covers.
The carpenter has already visited and estimated the costs at €40,000 plus VAT (house dimensions 7 x 13m (23 x 43 feet)). The earliest possible execution date he can offer is August. A meeting at the local building authority is planned soon to discuss the project roughly, for example regarding a gable roof, shed roof, roof overhang, etc. Afterwards, a concrete quote could be prepared and an architect (recommended by the carpenter) involved. The building authority will likely prefer a gable roof, since that is visible on the neighboring house.
I am concerned about the house’s structural stability since a gable roof would add load to the center of the building, while the main load-bearing wall along the longitudinal axis is located about 1.5m (5 feet) off-center. This will need to be calculated by a structural engineer and likely cannot be ideal.
Another issue is that after adding a roof truss, the current flat roof assembly will probably become difficult to access if repairs are needed in the future.
Am I heading in the right direction? Is adding a roof truss really a worry-free solution, as the carpenter claims?
Perhaps I should just carry out a comprehensive renovation of the flat roof, probably at about half the cost of the carpenter’s proposal, but then it will likely leak again at some point.
Which solution should be aimed for? What else should I keep in mind?
R
Rolexianer14 Feb 2021 09:10guckuck2 schrieb:
It's a matter of perspective. You have a flat roof, which has worked and works even better nowadays.
What rational reason is there to spend several times more just to get rid of the flat roof? That’s probably a reasonable way of thinking.
What prompted me to consider an alternative was to direct water drainage outward. It’s simply unpleasant to worry about potential water leaks in the basement during vacations, as has happened before. Admittedly, this can be managed with regular maintenance.
Besides that, my confidence in the flat roof is somewhat shaken; hopefully, the promised trouble-free performance is now being achieved.
Another concern is the existing wooden decking and to what extent the wooden beams might have developed fatigue after 55 years, which could require renovation again.
Rolexianer schrieb:
The appearance worries me a bit too, but what really matters is what helps me sleep better. If you don’t care about that, then go for an industrial roof. I consider trapezoidal metal sheets to be an affordable solution. If you choose a profile with a high rib height, you’ll need a minimalistic substructure.
Is the flat roof well insulated?
R
Rolexianer14 Feb 2021 10:57I’m afraid it’s not just about what I would like to have; most likely, a submitted plan (planning approval) will be required, meaning the local building authority will specify the execution, or...
The carpenter said that the building authority probably won’t approve a simpler roof structure due to noise caused by rain...
Insulation: The roof is old, built 55 years ago, and as far as I understand: wooden boarding, 5 cm (2 inches) air gap, mineral wool, 5 cm (2 inches) wood, 5 mm (0.2 inches) plaster
The carpenter said that the building authority probably won’t approve a simpler roof structure due to noise caused by rain...
Insulation: The roof is old, built 55 years ago, and as far as I understand: wooden boarding, 5 cm (2 inches) air gap, mineral wool, 5 cm (2 inches) wood, 5 mm (0.2 inches) plaster
R
Rolexianer3 Mar 2021 17:32Current status: The roofer has submitted a quote for a comprehensive renovation, which would include replacing the insulation and raising the roof edging slightly to comply with regulations: €60,000 😳
R
Rolexianer17 Mar 2021 21:25As a precaution, I obtained a second quote: 95,000€ 🙄
I am overwhelmed by comparing the quotes and would like to share them in the forum without revealing company names. Is there any objection to that?
I am overwhelmed by comparing the quotes and would like to share them in the forum without revealing company names. Is there any objection to that?
bauenmk202018 Mar 2021 21:03Couldn’t you take such an offer to the appropriate authority and have it checked to see if it’s not excessive? It seems very high to me, but I’m not an expert. However, based purely on material costs and hourly wages, I don’t believe such an amount can be justified!
What else has been included in the price? Crane, site fencing, disposal, etc.?
What else has been included in the price? Crane, site fencing, disposal, etc.?
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