STOP PRESS: Ceiling Collapse due to Water Ingress

Very sorry to report that the kitchen ceiling of 1F2 collapsed this evening under the weight of water coming into the property. 

All this, for the sake of not getting the rhones cleared regularly?? 

Urgent - Recent Water Ingress - June /July 2016

Dear all, 

Further to my email to all owners earlier today, I am sorry to say that a number of owners have reported quite significant amounts of water entering their properties in recent weeks - and this time not just the top floors!   (If you have also been affected, please get in touch). 

So far we are aware of water entering and causing damage to 3F1, 3F2, 2F1, and damp in 48A, but I suspect 2F2 might have noticed something too, if only from the flooding occurring above it seeping through.

DM Hall and Breck's have been notified and Peter McKeowan from Breck's came to inspect this morning (Monday 4th July). 

He has reported as below: 

Following inspection we can confirm there are a number of defects which are attributed to the storms over the winter period such as the ridging and slates. The section of ridge is dangerous and should be replaced as a matter of urgency.

The recent heavy ingress is as a result of seagulls which are nesting on the property. This has resulted in the rhones backing up coming over the elevation wallhead detail. Nest should be removed and rhone joints repaired as required.

See email below for costs previously submitted in March for consideration.

These have been revised this as follows:

·         Access roof via access hatch

·         Establish rope anchor points

·         All works to be completed by Level 1 rope technician and supervised by level 3

·         Remove defective section of zinc ridge

·         Replace ridge roll as required

·         Refit/renew if required section of affected zinc ridge

·         Replace all missing slates to front and rear slated slopes

·         Clear out all rhones front and rear and remove debris from site (See below photos taken today)

·         Rod connections to downpipes to ensure running clear

·         Remove nest from roof and dispose material off site

·         Repair damaged joints to cast iron OG rhone (5nr)

  

This work is estimated to be around £1950 (presumably ex VAT), so is likely to come to around £165 - £200 per property including VAT.    

I am relieved to say that as of half an hour ago, we do now have a majority of owners in agreement to proceed with this work.  (Many thanks for quick responses today) 

Breck's have therefore been instructed and will be here on Wednesday 6th July, this week to carry out this essential maintenance and repair work. 

We will contact you as soon as possible with regards more specific payment arrangements. 

Many thanks, 

Catriona

Significant vegetation growing at the top of the downpipe to the right hand side when viewing the building taken Monday 4 July 2016. 

This will be blocking the ability for the rhones to drain properly, leading to it backing up and flooding into the building - Taken Monday 4 July 2016.

Flooded third floor Monday 4 July 2016

Rain pouring in above third floor window Mon 4 July 2016

First floor ceiling collapse Monday 4 July 2016 (1)

First floor ceiling collapse Monday 4 July 2016 (2)

First floor ceiling collapse Monday 4 July 2016 (3)