Rear Extension Issues

[1nonebuilder]

Hi everyone,
Wanted to get any thoughts on the following. Moved into a new house a few weeks ago (traditional 3 bed semi). It has a single story rear extension sitting on the off side of the 2 houses.

The survey picked up that the extension roof is not regulation angle, along with inadequate tiles and has allowed driving rain in, along with badly fitted 3 velux windows. We intend to have the roof fixed, but the survey also said the 2 sides that consist of windows and double doors are basically holding the roof up and have begun to warp a bit. If we update the roof is there a way we can reinforce the top of the doors/windows without have to replace them (basically, rebuilding the entire extension)?

Hope this makes sense. Any help would great.
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[noseall]

You would need to be clinically insane to put a nice new compliant roof on a pants building.

Lipstick on a pig?

Polishing turd??

In what way have the frames warped? Why are the frames holding the roof up and not lintels and masonry?

 

[1nonebuilder]

...from what we can tell after talking to the council (re planning permission), the guy who owned the house before us was given permission to build a conservatory 10 years ago, but went ahead and built a normal tiled roof extension anyway - and has done it pretty shoddy.


Apologies for the length of the next bit from the survey!


10.5 Rear extension

10.5.1 Single storey extension to the rear kitchen. There is a mono pitched tiled roof and low cavity level brick walls. The walls support a substantial uPVC glazed frame on 2 sides. The frames incorporate opening casements and a patio door to the side. There has been some alteration of what may have been original out buildings. The extension connects to the neighbours out house.

10.5.2 The following points/defects are noted;

a) The uPVC window and door frames appear to support the weight and thrust of the tiled roof. It is unlikely that the upvc frames will, in the longer term, offer adequate support for this load, there being a risk of structural damage.

b) The upvc framework is presently distorted in parts and the sills sit out of alignment as a result of excessive roof loading. There has been slight distortion and cracking to the low level brickwork, near the abutment with the kitchen in addition.

c) The entire kitchen extension and roof construction does not appear to have been built in accordance with Building Regulation requirements, there being a lack of lateral restraint to offer adequate structural stability in the long term. In overall terms, we would suggest the construction is very basic and it is unlikely to meet the more strict requirements of Building Regulations, in terms of structural stability, freedom from damp and energy loss.

d) In order to satisfy these requirements in the longer term, a degree of strengthening and some reconstruction will be required. This work will possibly include re-roofing to avoid roof leaks and replacement frames with improved load bearing capability.

e) Basic tile cladding has been provided to the rear gable. This is poorly bonded and there are some missing tiles, with no proper cuts. There is penetrating damp behind the tiles due to an inadequate roof verge. The construction is basic and should be replaced.

f) The damp proof course within the walls sits too high relative to the internal floor level, with a risk of penetrating damp.

 

[1nonebuilder]

suggestions for a rough price on fixing something like this?

New roof.
Corner pillar.
Support.
New windows/patio door.

You can just see the roof of next doors out house in the second pic.

 

[1nonebuilder]

Bump!

Just had a quote for fixing our extension roof issue.

£11,700
This is for raising the adjoining side by 2 foot to increase the angle. Building a support column in the outer corner, this would then be supporting a steel lintel. Putting a new roof back on and fitting 2/3 windows up to the door. Insulation and electrics in ceiling.

What does everyone think?
Cheers.

 

[Alastairreid]

My opinion.

The pitch of the roof does look adequate.

I would not be spending 12k on it.

Its a conservatory with a tiled roof...change the tiles for lightweight tiles which are designed for such buildings.

I would treat it as a conservatory or build a proper extension.

 

[1nonebuilder]

Thanks for your advice.
Hard to know what to do for the best!

 

[freddiemercurystwin]

noseall said it all.

 

[Alastairreid]

Does the conservatory have an external grade door from it to the house?

The weight of the roof is distorting the window frames...remove the tiles and replace with http://www.decra.co.uk/ something like these.

You could throw x amount of money at it upgrading insulation in the walls ceiling and floor but the heat loss through that amount of glazing would make it all futile.

Either accept it for what it is with a new lightweight roof or add a few thousand to the 12k and get a decent habitable extension built.

 

[1nonebuilder]

No, it's built onto the end of an open plan kitchen diner. So it's a pretty big space to begin with. Think the option of the lightweight roof will be better for us. Cheers