Flat flooded due to insufficient temporary waterproofing of single ply flat roof

[Cristian]

Hi, our residential flat roof is being refurbished due its deterioration caused by bad ventilation and related condensation.

The insurance did not pay for a temporary roof, and both the insurerance adjuster and the roofer that won the contract guaranteed that the work could be done without it (works would have been a bit slower and inconvenient, that was all).

However, last night our flat was literally flooded with multiple leaks, we stayed up all night and placed buckets all over the flat to try to capture the water. The roofers, despite assuring us they would be available at any time for emergency calls, did not reply to our calls.

The materials used for this project is single ply sarnafil.

These are the questions we hope someone could help with:

- Is a temporary roof the only way to get these jobs done? Apparently whatever temporary protection was used proved to be useless.
- Is the impact from hours and hours of extended leaks likely to be structural/serious?
- Does whatever has been done so far (2 weeks of works) need to be re-stripped out and redone, due to the massive watering?
- Does the insurance normally cover the extra costs due to this massive disaster, on top of what has already been paid to the contractor who won the contract?

I appreciate some of the points above can hardly be assessed via internet, but I would be grateful for any opinions on this.

I've attached some pictures.

Thanks in advance for your help.

Cristian

 

[Notch7]

It isnt ideal, but water igress during works is difficult to prevent.

The probelm with temporary protection -usually tarpaulins is that rain water ponds in the creases and runs in somewhere. It is possible to make a roof virtually rain proof, but it takes time to do it.

In reality it will all dry out once the sarnafil has been fitted and you are sealed in.

The water looks dramatic, but its got onto the plaserboard upper face and run across until it reaches a joint.

The water often runs down electrical cables and exits out of the backbox

 

[Cristian]

Thank you very much Notch for sharing your view. It is really comforting to have some expert opinion after the dreadful night we had.

The main roofer finally inspected the roof this morning and assured us that the roof joists are treated and should not be damaged by water, as that is either absorbed or dried out. Also, because this is a warm roof, he guaranteed the ventilation would help with drying out the whole structure. All the damage to plasterboards and the rest will be made good after end of works.

I guess we don't have many options but to trust him and hope for the best. We are waiting for the adjuster to come over and inspect the whole thing, so hopefully he will be able to share his view as well.

Keeping our fingers crossed.

 

[KenGMac]

Cristian, good evening.

OK Up front, I work in the Insurance merry -go - round, i have worked as an Adjuster + held down several other such positions in the field + in Offices.

Now, because your property has been flooded from above during works instructed by your Insurer and, as an aside as a direct result of the instructed work, all and any additional work to rectify this recent flood will require to be rectified totally and completely at the Insurers cost.

Under a shall I call it a normal storm claim when rain water enters your property, the Insurer should appoint a specialist firm [generally referred to as] a restoration company. Such companies when and If appointed will survey your property, test all affected areas and compile a report as to what levesl of moisture are present in the property, and more especially what needs to be stripped back and ripped out to be replaced.

I would suggest that you STRONGLY demand that a restoration company be appointed, why? because the restoration company will issue a certificate to state the property is dry ???

Now, in your post you note that "due its deterioration caused by bad ventilation and related condensation." This sort of issue is not normally covered under an Insurance Policy?? Were the issued occasioned by retro-filled cavity insulation??

Ken.

 

[Cristian]

Thank you Ken for sharing your opinion.

We have raised a request to our insurance adjuster to have a restoration company inspect the damage caused by the leaks and prepare a report. Let's see what they say...

The costs for redecoration/plasterboard works etc. will be covered with no question asked, but from the initial feedback received both by the adjuster and the contractor it looks like the floor damage will be a totally different matter, which has got us concerned as clearly that is going to be the most expensive element to repair.

We are considering finding a solicitor with expertise on these matters and review our options/rights.

I got a question for you.

The insurer Direct Payment Mandate form that I had to fill in to get the works started (ie. to authorize payment to the contractor) contained this passage:

"In making payment directly to the contractors, I understand this will discharge any liability which Insurers have to any Insured party under the BLP contract of insurance policy in respect of the works for which payment is made"

Does this exonerate the insurer for any further payment (eg. for the floor damage which was directly caused by these works) in your opinion?

 

[datarebal]

What's wrong with the flooring? Pictures ?

 

[Cristian]

It's not really easy to capture on pictures, but our kitchen and living room floorboards have curled a bit. The leaks were so intense that even the flat below us was heavily impacted (water flowed throught the walls cavities). It was really a scary scene to be honest.

 

[KenGMac]

Cristian, Good evening again.

" the floor damage will be a totally different matter " I do not agree, the damage to the floor[whatever it was?] must be treated in the same way as any other damage occasioned by the event, you cannot repair the plasterboard and ignore all else??
Remember, the Insurer has to place you back in the same position, or as near as possible, to the conditions prevailing before the event that caused the claim occurred.

" We are considering finding a solicitor " they are expensive and I would advise as a last resort, One group of "Ambulance Chasers" suggest you approach with caution??? are called "Loss Assessors" at least have a look at them, they will take over and really noise up the insurer.
Using a Solicitor, or Loss Assessor [not loss adjuster] ? see how you are getting on with your insurer prior to going down either road?

" BLP contract of insurance policy " never dealt with this, in all honesty a new one on me but has been around for a while, I tend to work in the immediate aftermath not several years later, the BLP appears to be some sort of Re-insurance, if you need it I can easily make some inquiries?

" eg. for the floor damage which was directly caused by these works " See #1 above.
As an aside? suggest you check the flooring, using a very bright torch, place the torch on the floor, let the beam cascade over the flooring, whether it be laminate, or Chip board [whatever] and slowly spin the torch looking for water damage on the flooring itself.
What type of flooring has been damaged?

Hope this assists.

Ken

 

[datarebal]

The couple of pictures provided did not look too scary to me. Permanent damage likely to be low.
I'd like to see the floor and also the carpet in the car ...