Does this parapet look bad?

[lizziecupcakes]

hello, so I am at the tail end of buying my 1906 Edwardian property that I pretty much love.
The survey report cam back with a few things that I never accounted for. I don't know how much any of these fixes will cost.
I'm a bit worried about running out of funds as soon as I move in.
I am hoping the fine people on this forum with much more relevant experience than me can guide me?

These are the issues:

1. The parapet (also surveyed using a drone):
Is badly weathered as there is no capping, which is needed front and back - there is also a lot of plant growth along it too.
The lead flashing is very worn and needs replacement - they are leaking (there is penetrating damp in the bedroom below)
The surveyor couldn't quite see the Soakers and believes due to the penetration damp, will likely need replacing.
There is quite a bit of cracking to the render to the parapet walls - it needs filling in the short term.
I am quite concerned with the above because there is obviously a leak.

2. Flashing around chimney stacks (x3) need replacing, plus, quite a lot of repointing needed too. Surveyor says there is risk and likelihood of penetration damp.

3. Loft/roof space: there is no ventilation and some wooden support beams have checking (they look quite deep splits). I'm a bit concerned about this *gulp* - what are the solutions to fix this? Can they be reinforced with nails rather than replaced?

4. Drainage: The soil vent pipe is open and unprotected and without a proper end terminal or cage. The soil vent pipe will require capping with a ventilator terminal. I have no idea what any of this means??

5. The gutters are upvc, some valleys and parts of the gutter are completely blocked by plant growth, causing penetration damp in the kitchen area due to splashback. Surveyor recommended cleaning out the gutters and adding a splashback cover.

I just don't know how much any of this might cost and how much to try and negotiate off? I'm a FTB.

Thanks in advance for your help and advice.

 

[a twig]

As a quick reply,

5) I’ve never seen anyone use splash guards on gutters in the UK, but if you’re comfortable up a ladder, then cleaning gutters is free

4) Your soil vent pipe is the large one running up the outside of your house with an open top, your surveyor basically wants you to stick one of these on top in the appropriate colour.

I’ll leave others with more recent roof experience to comment on the first 3

 

[lizziecupcakes]

Thanks, I appreciate you responding.

I’ve attached some photos of the parapet condition. I’m feeling a bit blue about this Will this work need scaffolding?

Regarding the gutters, the ceilings are pretty high, admittedly I’m a bit scared to climb up it. Will the gutter cleaner need scaffolding?

 

[a twig]

Most gutter cleaners are happy working off ladders if you are outsourcing it.

Parapet work will need to have scaffolding but you might be able to find someone prepared to get away with just a mobile tower rather than a full scaffold. That said, given the flashing needs doing and potential chimney repointing needed as well then you’d be better off getting a full scaffold up for a month and getting the whole lot done in one hit.

 

[a twig]

Did the surveyor say why they thought the flashing needed redoing?

 

[lizziecupcakes]

They said it is very worn and is leaking
The parapet general condition isn’t great and needs some care

 

[lizziecupcakes]

Most gutter cleaners are happy working off ladders if you are outsourcing it.

Parapet work will need to have scaffolding but you might be able to find someone prepared to get away with just a mobile tower rather than a full scaffold. That said, given the flashing needs doing and potential chimney repointing needed as well then you’d be better off getting a full scaffold up for a month and getting the whole lot done in one hit.

Does it look like a month’s worth with all the roof jobs? I feel so worried and hoping anyone with parapet, lead flashing, soakers and general maintenance of parapets and chimney stacks will be able to advise

 

[lizziecupcakes]

anyone?

 

[a twig]

Does it look like a month’s worth with all the roof jobs? I feel so worried and hoping anyone with parapet, lead flashing, soakers and general maintenance of parapets and chimney stacks will be able to advise

Scaffold is usually a 4 week minimum hire, hence the month comment.

You’ll never know exactly how bad things are for the roof until someone knowledgeable gets up there and takes a look.

Repointing is usually £80 per square metre.
I’d allow ~£2k for the chimney flashing replacement but obviously that varies around the country and with the condition of existing chimney. Worst case allow £1k for scaffold if they have to go nuts.

Parapet looks like mortar flaunching on top, maybe two days plus materials so ~£800 to remove and replace.

Add some contingency and based on my experience I’d say £5k should cover it, but obviously take a pinch of salt as prices are bonkers these days, if you are looking to get a reduction from the seller you’d probably need quotes from trades anyway to “prove it”

 

[stuart45]

You don't have soakers with single lap tiles. Nowadays you can have something called a secret gutter.

 

[lizziecupcakes]

A Twig, you have been amazing thank you

@stuart45 thanks for letting me know about secret gutters! To youtube I go!

Does anyone know what tradesperson does the parapet job? Is it a roofer, or someone else?

 

[stuart45]

When you get a sole trader in for a job like this it's probably a roofer.
If it was a smallish building company with a number of different tradesmen the labourers would hack off the defective render, the bricklayer would repair the wall, and lay any coping stones, the roofer would repair any tiles and fix the secret gutter(abutment soaker), the plumber would repair any gutters and do the lead flashings and the plasterers render the wall.
However for sole traders it's generally a roofer who has all the ladders and equipment for working on the roof. Most plumbers nowadays aren't interested in getting on a roof to do lead work, as are plasterers and bricklayers, so roofers working for themselves have adapted to do render, flashings and repointing. The
It used to be popular to take down the firewall below roof level and tile over to get rid of these issues.

 

[lizziecupcakes]

Thanks @stuart45 - do you know any small companies who can do all the jobs in SW London area? I'm based near kingston.

 

[stuart45]

Thanks @stuart45 - do you know any small companies who can do all the jobs in SW London area? I'm based near kingston.

Sorry, can't help you that one as London is well out of my area.
Maybe Toby can help.

 

[lizziecupcakes]

Thanks! Who is Toby and how so I reach them?

 

[stuart45]

@Toby Newell

 

[Toby Newell]

Sorry chaps, don't really know anyone in London or anywhere else, rarely do I meet fully competant builders. The good ones are often busy and don't like to travel much.

 

[Toby Newell]

I do occasionally work with highly skilled builders, some of these are still very messy. If I meet someone very impressive I might take their number but mostly I don't bother, a lot of guys aren't interested in referals and don't travel much. Even good builders often sub contract men they have never met, let alone vouch for, when they get busy. Sometimes this works out. Often, it does not. It's a shame, potentially wastes a lot of client money that could otherwise be spent on more enjoyable things.

I have developed a sixth sense, most people do, if you have worked on UK sites and with thousands of tradesmen for decades. I can often tell almost straight away if guys are bullshitting the customer.

I think you do your due dilligence, get up to speed, pick 4 or 5 guys to speak to and trust your gut.

Remember, even 'good builders' that are recommended can let you down or who have worked with you before, staff change. I would always ask if they use subbies (sub contractors) and if so, are these guys regulars or do they come and go. Paying a builder to then appoint another layer of contractor is only going to bump the price or reduce the attention to detail. He has to make his uplift plus contingency adjustment. Often a keen, (maybe unrealistic) price will be proferred, sub contractors will then be appointed who offer to do the job for the builder for less than market rate (somehow) Sometimes this works, I mean not all builders are rubbish, there is a range, luck of the draw. But by working like this they invite unnesessary problems.

Sometimes clients will claw some of the money back, but rarely all.

Some builders are great but even those often have issues when it comes to finishing. It's a constant headache.

You just ask lots of questions, expect them to ask questions, go with your gut and hope for the best, there is a lot of luck involved.

 

[Lacan07]

anyone?

Different roofers are happy with different levels of access, some insist on full scaffolding and at the other end of the spectrum some are happy working off ladders. A nice compromise, and something I did recently, is to hire a basic scaffolding tower to get the roofer up to gutter level and they can remove some tiles and walk up and down the batons. Its gives them some security and most roofers won't even bother with a roof ladder, they just climb the batons. Depending on the height of your gutters a basic tower is usually between £100 - £200 per week. If ever you get any quotes always ask about access as it may be included in the price.


But the first thing I'd do is a get some roofers in to get up there and make an assessment, most only need a ladder to make an inspection. Some are better / more honest than others on this but you'll need decide if you want to get it all done in one hit or just go hunting for the leaks. I'm afraid with roofs its often incredibly difficult to trace where a leak is coming from, some roofers are happy to go 'hunting' others will just want the 'project'. The damp in your room could be caused by a number of things, bear in mind your surveyor is just guessing.

Clearing the gutters of leaves is a must but is also the most basic of jobs, any handy man will do it for £50 - 100. You can even do it yourself if have a head for heights.

The soil pipe termination isn't urgent so forget that.

 

[lizziecupcakes]

Thanks all! @Lacan07 I appreciate your advice!

Another question I have is about lead flashing and soakers. I think secret gutters are a type of soaker? @stuart45

What is the difference and when do you need soakers?

i keep reading differing and contradictory information about whether you need soakers or not for certain types of roofs.