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Summary of report by Bob Gould of Charles Scott and Partners on the state of the rooves and walls of Frans Hals Court where water ingress is a problem.

Summary of Findings

The metal sheeting on the roofs is not properly secured and has exceeded its serviceability design life. Replacing these sections of roof is the only viable option. The replacement sheeting will need to include insulation in order to satisfy the building regulations.

The lead flashings, valley gutters, soakers and the like are in need of replacement. In many cases they were found to be incorrectly formed and/or inadequately secured or fixed.

The external walling is permeable and in areas of high exposure the exposed face needs to be treated with a proprietary water repellent. The provision of weep-holes that should allow drainage of the cavity between the outside leaf and inside leaf of the external walls is inadequate.

The weep-hole provision needs to be increased globally and the existing weep-holes need to be cleaned out and/or increased in size.

Some areas of brickwork need re-pointing and the brick on edge capping on the feature gables, parapets, etc need to be properly secured.

The timber window frames and sills are in need of cyclic maintenance, i.e. localised repairs and redecoration. Before decorating the external joinery should be inspected to identify any rotten component parts of the casement, frame or sills. The mastic seals and sealing strips to the bottom rail should also be inspected.

The eaves gutters appear to be of inadequate girth and/or have been positioned inappropriately. The gutters therefore need to be replaced anew.

The Engineer advised that the residents should consider the Engineers report and that further discussion might be appropriate in the circumstances.