RAAC?

If I glowed like the ReadyBrek kid I could save money on heating....

Owain

Sounds great. I'll redo my flat roof with it :) It occurred to me that if painted with bitumen on 3 sides (not the bottom) it should last fine.

Many commercial buildings of that area were only built with an expected life of 30 years. Particularly offices, the layout, sizing, etc usually became inappropriate after that length of time when usage was expected to change. In contrast, residential buildings were traditionally built with a 200 year expected life. It was an architect that told me that which came as quite a surprise, but then I saw many companies pulling down and rebuilding their offices at around 30 years old, for exactly that reason, so what he said fitted perfectly.

Maybe traditional brick built. I could be wrong, but from memory the system built council housing of the 50s-70s had a design life in line with the public works loan term - usually around 60 years.

Similarly, public buildings (mainly, roads, schools and hospitals) built under PFI. The PFI company would hand the building back at the end of the PFI contract so, crudely, they had no reason to build anything that would last beyond that term (25ish years for schools). They just had to make sure their contract was tight enough to ensure no big costs would crop up during the term. Something they proved pretty good at doing at the time, although the PFI model is pretty much a busted flush nowadays.

Maybe commercial buildings had/have similar funding and contract arrangements. Once the design return has been achieved, the uncertainty of future repair and maintenance can be dialled out with the use of an end date for the building. So by extension, the build quality would reflect an anticipated 30 year life.

An area of the ceiling has been opened up. This has been subject to long-standing water leaks and the black thing is the saturated, spngy and mould-ridden batten for the plasterboard.

Anyone got a cheap caravan in Central Scotland?

Owain

IANA SE but it doesn't look happy. I think a structural engineer (to establish the condition, the urgency and potential remedial works) and a lawyer (to establish whose responsibility this is) would be in order. I can't see how calling the insurer would help until those things are established.

(if the SE says you have to move out urgently, then time to call your insurer)

:-(

I suspect trying the council housing waiting list might just put you back in the same block :-(

Theo

That is true for all reinforced concrete. Rebar is only necessary in areas of tension. The issue with RAAC is that it was used extensively with rebar.

I might not change insurer in the mean time either. Just in case there is any complication over cover.

I'd ask around locally and see if anyone else knows anything. Have a look at your lease and see if it ascribes liability. It should set out what happens in cases like this - after all, the roof was going to need doing at some point anyway.

Once you've found out a bit more I'd try and organise the residents/tenants under the affected roof/s. It's not just your roof. Then, if you can manage to speak with one voice, the landlord.

Apologies in advance if you have already dealt with it but the little I ever knew about such things in Scotland (knowledge which has lasted even less well than your ceiling) prompts the question whether the ceiling is (a) your responsibility as a top floor property or (b) the responsibility of everyone in the block (whether or not it is owned in common).

And FWLIW either way I'd suggest your insurer as your first point of contact. First, they may want to argue it's for the factor to sort and do so without you conceding any ground. Second, they may want to appoint their own surveyor and refuse to meet the cost of someone you engage.

I missed the OP. Is this upper floor or lower floor?

Whatever, total replacement is probably the best solution. Without knowing the history cant say whether an insurance clainm is on. Any competent builder should be able to sort it out: You might want to alert the building control people to make sure it gets done properly

"When in doubt, rip it out"

Top floor (soffit of the roof).

The block was built by the council c. 1968-70 The block is majority owned by the council. The block is factored and maintained by the council. (Building control would also be the council.)

Owain

No, you're right. I used to see such damage frequently. Bill

I would say that then your contract is with the council, and whether or not they invoke insurance is not your problem. Clearly you have a health issue with all that and you are within your rights to withhold rent until the problem is fixed. Or do you 'part own' it? In which case a lawyer might be indicated.

I fully own my flat, and 1/12th of the common parts of the building.

Owain

Ah. That is a bugger then. Lawyer first, then armed with your rights, the council

I would say insurer first. Plus it's cheaper. If the insurance company knew that the OP had an issue with the roof and had already gone to third parties to investigate there is a small risk they will walk away if told months later.

Does the wording in the "common parts" deeds say who is responsible for the roof?

Fairly sure it's 1/12th but it might be per rateable value, which will nearly be 1/12th anyway.

Owain