In addition to this there maybe such things as separate redecoration and repair clauses to the property. Also often there is a yield up clause which means that when you give the property back you have to carry out further work. Which can be very expensive and often a well-meaning tenant may redecorate inside and out but they will forget to carry out the roof work.
We are independent surveyors, which means we are not linked to or owned by an estate agent or lending institute, and as a result we are only working with your best interests in mind. Since we are solely surveyors, we can keep our overheads down and ultimately our prices as well.
We offer quotes on the surveys and we can usually save you money on the cost of the survey. We do them quickly and we feel the quality of our surveys are one of the best on the market. We offer a reasoned view, based upon our knowledge and experience, we don't make a mountain out of a molehill. Equally if we think the property has problems we say so in a clear, jargon-free manner. We also use sketches, photographs and digital images to clarify what we are saying.
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Older warehouses tend to have asbestos roofs which come with health hazards and should come with a certificate and can also develop problems relatively quickly. The other difficulty is how to repair hazardous materials such as asbestos.
We come across all sorts of repairs over the years from sticky back bitumen covered foil which is also known as flashband, which this really in our option is a temporary repair to the adding of metal patches and the adding of a fibre glass type bandage. Unfortunately, unless you are repairing asbestos with asbestos which of course is not possible, or repairing it with a material that is either softer or is harder than asbestos and as such it doesn’t move at the same rate so you get differential expansion which causes re-cracking and re-opening of the roof.
Roof coverings on a modern profile metal roof
The other types of roofs are profile metal roofs which there are many many varieties over the years. We tend to find with the older ones that they are no longer made and you have to have a roof itself pressed and folded copying the original and this can be expensive.
These are often brittle and certainly should not be walked on. We have come across GRP windows which are also very dirty. Commonly the roof windows have been replaced by a walk roof system which means they can be walked over although we would not recommend it.
These are the bolts that hold the roof sheets in place. We often we find that they are rusting at the top which invariably means they are rusting throughout their length. They do often have plastic caps on however sometimes these in themselves deteriorate. We often find that some work has been carried out in poor areas and never nearly enough.
How much does a new roof cost?
Nothing if you have a Schedule of Condition in place that limits your liability or excludes your liability with regards to the roof or it can cost a lot. We recently surveyed a property which from the ground looked in good condition, in fact the inside had been recently decorated however when we went up at roof level which we can do with a flying drone or stationary drone we could see whole different story. We have seen gutters that run in and out, rusting ends to the roof sheets, damage and blemishes to the roof sheets and even seen the wrong size roof sheets used to such an extent that the gutter and partially blocked it.
The problems with the roofs is …?
Typical problems you come across
with a metal profile sheet roof
The profile is no longer made and you have to have the roof folded yourself (shaped). In our experience they never quite fit the same and then you can get wind driven rain in between them. One of the worst examples we have seen is where the metal is over shot the end of the roof and covers the gutters which also then leads to water discharging down the face of the warehouse which degrades and means that it would need to be re-decorated within the lease, if not identified in the Schedule of Condition.
Another roof that we come across on offices in particular is mono-ply roofs.
Mono ply roof defined
This is a single layered roof as a posed to a typical felt system which is three layered.
Here are some articles regarding warehouses that we have written that we think will be of interest to you:
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