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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 damage was first noticed in the top of the walk-in cupboard half-way up the internal steps to the tower, and two other patches were spotted by the specialists when they came to inspect the damage. The cut-away drawing of the south corner of the church building shows where the damage is.
Layman's description.
Jim Ryder and I went up onto the roof during the inspection, on 12th June. 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 - this shows the timbers below are quite dodgy! Peter advised Jim to walk round the edge not the middle. (Maybe he thought vicars would be caught by angels if they fell through?)
An asphalt roof on timber decking is not ideal as expansion and contraction in hot and cold weather result in movement, which causes cracks at the edges. For this reason 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 to the other side where the lower down-spout collects it).
Peter therefore recommends we strip out the roof and plaster, treat the area to kill fungus, and put on a new roof with modern materials, with the work to be guaranteed for 15 years. Please ask us if you want to read the complete report (extracts appear below).
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 rot in some of the further corners of the roofing timbers.
Technicalities.
(Quotations from the Architect's Report, by Peter Langtry-Langton of 8 Oak Mount, Bradford BD8 7BD, and the parts in [brackets] are from Timberwise UK)
An inspection of the existing asphalt roof revealed problems with the upstands, and lack of cover flashings. The existing roof is constructed of joists with a tongue-and-groove boarded deck, covered in asphalt. In our opinion asphalt roofing on timber decking is not ideal: any movement manifests itself at the perimeters causing shrinkage, which affects the upstands causing cracking. This problem has clearly allowed water to find its way into the roof timbers causing the fungus growth. [Structural damage has occurred and, in parts, the joists are in a state of collapse.] At some point new joists have been replaced, but the source of the water ingress has possibly not been properly diagnosed. [Visible water runs were also noted in two other areas indicating water ingress.] Attempts to point the upstands have been made, but further movement of the roof has taken place. Both joists and boarding have been affected by the Dry Rot Fungus - Serpula Lacrymans. Adjacent wall plaster could also be regarded as suspect. [Dry rot mycelium was also found to be embedded behind the plasterwork to the wall within the store off the stairwell.]
We would recommend that the complete roof is stripped out. Wall plaster is removed and the walls drilled and injected to eradicate any growth within the walls: effectively sterilising the areas. New joists should be fitted, the ends being wrapped in damp proof membrane for protection. Joists and new floor boarding should be treated against decay. In view of the costs involved to guard agains the unlikelihood of any further problems, we would recommend that a new plaster ceiling together with new wall plaster is left out of the contract: to allow the walls to 'breathe'. [The plaster cannot be seen by the public and is serving no useful purpose.]
We recommend that the new roof is covered in High Tensile elastomeric felt with new flashings to protect the upstands. A 15 year insurace backed guarantee should be sought. Provided that the work is carried out by a competend contractor the elastomeric roofing felts are excellent and will give long lasting performance well in excess of the 15 year guarantee.
The upstands to the roof on three sides are formed in ashlar blocks. Due to the lack of height, the installation of an insulated board would not be possible. If insulation is considered necessary at some later stage, it could be installed between the joists from underneath.
We are a little concerned that when the roof is stripped off, and levels taken, there will be insufficient fall in the roof towards the existing roof outlet. We have therefore included a contingency figure against the necessity of installing additional furring pieces.
Finally, while inspecting this section of the church, we noticed water ingress to the other flat roof to the left of the tower. [The timbers that have been fully exposed by the removal of the plaster ceiling showed signs of decay by the wet rot fungus Coniophoria puteana. Evidence of water ingress was also noted and, although temporary repairs have been carried out, further repairs are necessary. An inspection from the top surface of this roof also revealed defective asphalt roof coverings.] We would suggest that this area receives attention in the not too distant future.
Action.
The Standing Committee met on 11th July and put the work in hand, and the Archdeacon has given his de minimis consent (this means that seeing as the work is repairs and not alterations, and is entirely uncontroversial, there doesn't need to be a Chancellor's faculty for it). The Standing Committee also asked the architect to obtain detailed quotes for the other flat roof.
At the PCC meeting on 16th July the Standing Committee's decisions were approved, and the Standing Committee was also authorised to decide whether to proceed with the other side as well once costings have been received.
Costs and Funding.
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*The costings for the west side (above the kitchen and WC) were received on 25th July 2002 and will go before the Standing Committee on 28th. They are in line with our expectations: there is a cost saving on access to the inside ceiling, and the insurance-backed guarantee covers all the work so does not need paying again.
**The architect originally undertook the work for the first side at a rate of £40 per hour with a top limit of £100. This is not really an adequate sum (in my opinion) for a job of this size, and the rates for the second side will be 10% of the sum certificated once the job has been finished.
How will we pay?
As indicated in the table above, we expect the work to cost £ 9,446.04. First we’ll use £ 3,667.32 from the “fighting fund” (which is money restricted for building work) and the "150th anniversary appeal" (which is the remainder of the money raised for refurbishing the interior of the church - also restricted to building and fabric works), and then we’ll ask you to give towards the balance of £ 5,778.72 we will need.
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. But the PCC would like to remind you that the living church should really pay for its own needs, and if we whittle away at the sale proceeds then there will be no money available should we ever have the opportunity or need for another building (for instance, a parish hall or a house for another staff member).
John Hartley
All the above was written and updated on 26th July 2002. What follows is an update giving details of the progress on the work and the funds available to meet it.
Progress Report as at 3rd November 2002
The work has now been completed and the final bill has been received via the architect. It shows a cost saving of £533.46, because:
- the furring pieces allowed for in the contingency were not needed, saving £400 + VAT,
- the costs of treatment were slightly less than anticipated,
- although electrical work was needed, this only amounted to just over £50 + VAT,
- Architects fees for the second side were proportionately reduced.
We are still looking for £ 460.71 towards the costs of the work. The figures are set out below.
Final Costs (as received via the architect)
and Funding as at 26th October 2002:
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Since 3rd November the Autumn Fair has raised around £1,370 but some expenses need to be deducted from this, and we have received some quotations for decorating of around £1,100. Further figures will be published when available.
Progress Report as at February 2003
We are pleased to say that the full cost of the roofing work as above has now been met, and the church can move on to other aspects of its life and ministry.
This web page was last updated on 12th February 2003.