Are any of these issues critical to repair (B&P inspection)?

Hi guys,

Could you please advise if any of the B&P issues noted below are important to repair? The inspector noted 4 major defect:
1. Disengaged rafter
2. Damaged roof batten
3. Mortar brick deterioration
4. Carport steal corrosion

However a number of other issues are noted in the report. We had 2x carpenters inspect the roof. The first one also noted carcked underpurlin (see picture attched below) which wasn't mentioned by b&p inspector or the 2nd carpenter. The 1st carpenter quoted $1,500 to repair disengaged rafters, damaged batten and cracked undeprurlin (by using neck-ties). Does this really look like a cracked underpurlin and is it important to repair? If so, can I do anything about the fact it was missed in b&p report?

The 2nd carpenter quoted 14.5k to complete roof repairs! WTH! He added into the report replacing roof tiles, leaking skylight flashin etc. I attached his quotte here.

Thanks so much

 

Last pic (the limit was 10).

 

@Scott No Mates @wylie @Westminster your thoughts would be much appreciated.

 

Wow, that's an amazing effort and such a detailed reply! Much appreciated!

That all makes sense to me. I almost had a heart attack when I saw 15k quote!

Sorry if you addressed this as well and I missed it.. What are your thoughts about the issue in the pic below?

 

Cramp it, wrap a hoop iron strap or two around the beam and screw through, alternatively cramp and bolt 6mm plates either side but I'm not an ingunear.

I'd get the roof repaired, concerned about the rafters separating from the ridge board - has the roof spread as well? It may require another tie.

Skylight - overflashing and sealing

Cracked flashing - stick on flashing repair

 

Thanks so much! You guys are awesome!!

 

Is there anything I can do with the fact that the cracked underpurlin wasnt picked up by b&p inspector? If i knew, the previous owner would have dropped the price further to cover the repairs (in case it is major defect).

 

Would the vendor have reduced their price further? No certainty in that.

Ask your solicitor, you're lucky that the vendor has provided access for trades so if this can be used as leverage.

 

I believe the vendor would have reduced the price further if this was deemed a major structural defect.

This is the place we recently purchased and we have just moved into it.

 

How much reduced price did you already get for the items that were found?

The 2 quotes are very different as the scope of works is vastly different. You could ask the larger quote to break it down to the roof structure then fixing the actual roof (tiles/leaks/flashings) but I'm not actually too surprised at the cost of his quote.

I'd fix the roof structure issues and the issues causing the leaks.

The carport roof will have to be fixed eventually but you can probably take some time on that if you keep it maintained and it doesn't deteriorate further

 

That would screw back in but with a gap like that it would also pay to check the top plate on the frame as that section would also need to be reset and secured.
Once the flashings are replaced and other section are cleaned or replaced then the roof should be water tight apart from either replacing the skylights flashing or replacing the entire skylight..
Look at the positive side the entire roof section is hardwood and no visible signs of termites ect.good luck.

 

It’s quite disheartening (******* annoying really) when you’ve done the ‘right’ thing, received the B&P and learnt of issues after purchase.

I’ve experienced this twice, live termites in the bathroom discovered when replacing a vanity in my first PPOR; and again with my current place, damp under the house causing structural issues, currently at $25k in remediations and repairs. I need to do a little more, and ultimately just hope that it sorts the issue.

I’m not sure what governs complaints against B&P inspectors, if it’s Consumer protection in your state it might be pretty straightforward and not cost you to pursue it, but if it’s another mechanism and requiring a lawyer it may cost you a lot, along with the extra stress and effort involved with legal action.