Join Australia's most dynamic and respected property investment community

Sydney - Need builder or engineer (roof leaks and balcony leak)

Discussion in 'Repairs & Maintenance' started by DanW, 6th Aug, 2015.

  1. DanW

    DanW Well-Known Member

    Joined:
    26th Jun, 2015
    Posts:
    400
    Location:
    Sydney
    Hi All,

    I need a recommendation for a builder or building engineer to investigate and recommend what works are required to prevent and fix several leaks.

    I thought it was a problem with the flashing, but a roofing contractor has refused to repair leaks in the roof as he said these are structural problems and fixing the roof will not fix the problem. There may be a structural problem with the way the roof joins the walls.

    There are leaks onto the internal walls in least 6 places now.
    The symptom is mouldy corners in the cornice, and sometimes water running down the internal side of the concrete walls.

    In addition, I have a front tiled balcony that is not waterproofed properly and will also need inspection and recommendation on fixing.

    This house located in Sydney Rhodes area.
    The building material is Pre-fab concrete, and the roof is a combination of Tiled section, with some flat tin roof sections. It is the flat tin roof sections that have the most leaks.

    Can anyone recommend someone really good to create a definitive report on what work needs to be done to fix?

    Many thanks
     
  2. DanW

    DanW Well-Known Member

    Joined:
    26th Jun, 2015
    Posts:
    400
    Location:
    Sydney
    Bumpy bump..

    Anyone at least have an idea should I get an engineers report, or a builder?

    Talked to building inspector and a roofing group and both said it's not their area of expertise..
     
  3. mush

    mush Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    63
    Location:
    Perth
    Hi Dan,a building inspector who undertakes "individual defect inspections" should be able to assist or at least eliminate some of the contributing factors and then recommend the correct specialist. Try googling to find one in your locality.
     
  4. snoopy

    snoopy Active Member

    Joined:
    18th Jun, 2015
    Posts:
    27
    Location:
    Sydney
    H
    Hi Dan - is the building still under the 6 year warranty period? Water leaks are a challenging issue and it can be tricky to pin point where it is. The leaks can also be in more than one place.

    A good building inspector or consultant would be the place to start. You may find a number of people don't take the job on as it is tricky so you may need to talk to several people and be persistent.
     
  5. DanW

    DanW Well-Known Member

    Joined:
    26th Jun, 2015
    Posts:
    400
    Location:
    Sydney
    Thanks guys

    It's 9 years old now, so not under the 6 years unfortunately.

    I inspected today and found all leaks coming from two sections of roof, so it's not as bad as I thought.

    Will work on getting the builder now, found one through some friends I think
     
  6. ej89

    ej89 Well-Known Member

    Joined:
    21st Jun, 2015
    Posts:
    688
    Location:
    Sydney.
    Brian84 likes this.
  7. Brian84

    Brian84 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    961
    Location:
    Sydney
    How old roughly is the building. It could be a number of things causing leaks.
    - if you have a tiled roof with concrete roof tiles you need to make sure that you have weep holes in the ridge capping otherwise this will cause leaks
    - if you have a tiled roof that joins into a metal/ tin roof and the roofer has used lead instead of metal flashing to join the 2 roofs together, this will cause leaks because the lead will rust out the metal roofing.
    - if you have a roof that runs into a brick wall and the flashing is not installed correctly ie lead or whacka flex layed into the brick courses or a saw cut through the brickwork on the pitch of the roof and a metal flashing installed that hasn't been siliconed/ sikaflexed or sealed properly will cause leaks as well.
    - broken roof tiles or ridge callings
    - metal sheets could not be lapped properly
    - metal roof sheets might not be screwed down properly and water could be getting in where the screw holes are

    Can you provide any pics of the roof?
     
  8. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,379
    Location:
    Somewhere in the land of Oz
    There is a guy on the northern beaches that does that sort of work. Not sure of the company name but he has an office on ponderosa pde, mona vale.
    I found his diary once on the side of the road and had a good chat with him when he came to pick it up. nice guy

    He's a specialst that chases building defect leaks and warranty issues. Could be your guy. have a google and see if you have any luck, no idea of the company name or if he is still around
     
  9. Brian84

    Brian84 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    961
    Location:
    Sydney
    Now that you mentioned it bob there was a guy that lives on whipbird circuit in monavale just near the cemetery that specialises in that sort of work as well, I wonder if it's the same guy. We built the house next door to him and a couple of others on his street
     
  10. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,379
    Location:
    Somewhere in the land of Oz
    That was near where i found the diary, might have been your job leaking??:p pretty good chance its the same dude. i found it in front of the substation on samuel st, just around the corner
     
  11. Brian84

    Brian84 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    961
    Location:
    Sydney
    More than likely it was my job leaking lol. What are you doing hanging around substations anyway. What are you planning
     
  12. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,379
    Location:
    Somewhere in the land of Oz
    knock down re-build. but energy Australia weren't interested something about needing it running??:(
     
  13. DanW

    DanW Well-Known Member

    Joined:
    26th Jun, 2015
    Posts:
    400
    Location:
    Sydney
    Thanks Brian

    I went there yesterday to inspect myself, there are two sections of roof, the tiled roof is totally fine.

    The point of every leak is always under a section where there is metal sheet roof.
    There are two sections that have metal sheets:
    1. Above the back loungeroom
    2. Above bedroom 2

    Both have leaks in the corners, as well as along the low point of the roof (the metal sheet roof slopes slightly).

    The 2 metal sheet roofs don't join any of the tiled sections, as they are totally separate section of the house. I.e. the back lounge room is downstairs, whereas the tiles are upstairs.

    Plans.jpg
    Back Lounge Roof.jpg
    Lounge room north west corner.JPG
    Front north east bedroom from outside.JPG
     
  14. Brian84

    Brian84 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    961
    Location:
    Sydney
    -It could be that the roof doesn't have enough fall which would me that when it rains the water will just pool up on top of the roof until it evaporates or leaks through somewhere.
    - it could also be if the flat roof runs into a boxed gutter then that could be leaking as well as boxed gutters tend to do if they aren't installed right.
    - could also be where the roof meets the brick parapet walk across the front might not be sealed correctly.
     
  15. DanW

    DanW Well-Known Member

    Joined:
    26th Jun, 2015
    Posts:
    400
    Location:
    Sydney
    I think it's a combination of where it meets the wall, but also the gutters overflowing.

    They don't get leaves cleaned out as regularly as I should.

    But I want proper sealing even if the gutters overfly it should still not go inside
     
  16. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,379
    Location:
    Somewhere in the land of Oz
    Is that just small angle where the sheeting meets the wall?
    You need something going up a lot higher. and don't just use silicon!! Get it done properly. Go up a good couple hundred mm, by rights the flagging should run up over the top

    A lot of new places are doing that rendered brick wall thing going higher than the roof line, but not like yours they are putting it on the down side of the roof. So when the water runs down it hits the fancy feature. And a lot of the roofers/plumbers are doing rubbish jobs so the same will be happening to a lot of places.
     
    Last edited: 10th Aug, 2015