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August 2002, Pages 2 & 4.
Index of articles.
In this issue:
(August 2002)
Vicar's Letter,
Rot in the roof,
Ravenscliffe,
Question,
Church Schools.
Update with:
more details &
latest prices.
Rot in the south porch roof
After thirty years’ service, the flat roof above the south porch in our church building is showing its age, and dry rot has been discovered in the timbers. The cut-away drawing of the corner (compare it with the photo on the front of the magazine) shows where the damage is.
Jim Ryder and I went up onto the roof during the inspection. The colours of the asphalt show where it has been repaired after previous leaks, and Peter (the architect) pointed out the cracks and the places where water from melting snow would penetrate the surface. The spring in the surface reminded me of the rubber floors of children’s playgrounds: a bouncy surface tells you the timbers underneath are dodgy!
An asphalt roof on timber decking moves as it expands and contracts, and eventually cracks at the edges. So Peter recommends a new material to replace the asphalt. He is also concerned that the roof might not slope enough to lead the water away (the water from the tower roof is led to one side of the flat roof, and flows down to the other side where the lower down-spout collects it).
The plan is that we strip out the roof and plaster, treat the area to kill fungus, and put on a new “elastomeric felt” roof, with the work to be guaranteed for 15 years. The inside will not be plastered, to improve inspection and allow the area to ‘breathe’. Please ask us if you want to read the complete report (more details are on our web site).
The flat roof on the other side (over the kitchen and WC) also needs the same treatment, although not quite so urgently. Kevin from Timberwise showed me the signs of previous repairs to the timbers, one cracked joist which needs shoring up, and the signs of both damp and wet rot in some of the further corners of the roofing timbers.
Action. The Standing Committee has met and put the work in hand, and the Archdeacon has given his de minimis consent. The PCC has authorised the Standing Committee to decide whether to proceed with the other side as well once costings have been received.
Costs. The one side will cost:
| Timberwise | £ 3097.43 + VAT |
| Guarantee | £ 65.00 |
| Knutton Roofing | £ 633.00 + VAT |
| Contingency | £ 200.00 + VAT |
| Architect’s Fees | £ 100.00 + VAT |
| TOTAL inc VAT | £ 4800.76. |
We expect the other side will cost the same again: there will be a saving on access to it, but the architect may well charge a more reasonable rate for his services. His rates for the first side: £40 per hour with a top limit of £100, are (in my opinion) not really adequate for a job of this size.
How will we pay? First we’ll use £3667.32 from the “fighting fund” and the “150th anniversary appeal” (which closes both these funds), and then we’ll ask you to give towards the work. If there’s a shortfall we’ll have to dig into the proceeds of the sale of 3 Hall Road to the diocese, and there will be less for other building projects in the parish.
John Hartley
Click here for an expanded version of this article which also includes the latest information on finances and progress.