EDITED to put pics in context, add plans and tidy up terminology.
Hi All,
I am refurbishing an Edwardian terrace and have uncovered a roof issue that I would like some advice on please.
The roof in question is not the main roof but the smaller pitched roof over the rear original two storey “extension” and has a span of 3.8m and a length of 4.5m. The extension is adjoined by the matching neighbouring extension. The party wall continues upwards externally forming a low parapet which has a lead lined valley gutter formed between it and the roof eaves.
And this is what the layout actually looks like from inside:
View from old bedroom out to landing
View from landing into old bedroom
Under the valley gutter the joists are supported by a wall plate attached to the inside face of the party wall. This wall plate is lapped into the brickwork at both ends (extension gable end and into rear wall of the terrace) and has the original steel/iron supports every metre or so which are set into the party wall.
Plate laps into terrace wall (next to old conduit)
Exposed plate and underside of valley gutter above landing
View of plate/joists and old steel supports in old bedroom
View straight up from old bedroom. Flat board is the underside of the valley gutter. Rafters are tied onto a plate that runs across the joists (just under the insulation in the pic)
The only thing in this loft is a water tank as it's low and hard to access. The room immediately below has been split into a bathroom and bedroom with a partition wall (old lath and plaster) and that will be coming out to create one large bathroom including new ceiling throughout.
The problem is that having uncovered the valley gutter from below, it is obvious that at some point there has been serious water ingress that has caused rot in the wall plate along pretty much the entire length. It is bone dry now and looks like it has been so for some considerable time. The roof slates were replaced 20 years ago and any lead flashing (including the valley gutter) looks to have been new at the same time, possibly later. The weakened wall plate has sunk around the metal supports to varying degrees so the joist ends are no longer level. It was the wavy ceiling and plaster patching that made me investigate in the first place!
The wall plate has a batten fixed to its front allowing double notching of the joist ends. The joist timber seems sound enough but the slumping has pulled the joist ends a little away from the remains of the wall plate in places.
I've been over thinking what to do as usual, so thought I'd ask for some advice on a way forward.
Options I've thought of are:
1) If it's stayed up this long it'll be fine. Construct suspended ceiling to level.
2) Prop it, try to get a new plate in and hangers, joist extenders possibly. May still need suspended ceiling as joists may not level.
3) Take part of roof off to access and replace as necessary
Window frame is tight to current ceiling which could make suspended ceiling more tricky.
As you can see, I'm stuck. My main concern is safety especially as I'm looking to rent/sell later in the year. Any pointers on how I go about repairing this will be very much appreciated.
Cheers,
Lube
Hi All,
I am refurbishing an Edwardian terrace and have uncovered a roof issue that I would like some advice on please.
The roof in question is not the main roof but the smaller pitched roof over the rear original two storey “extension” and has a span of 3.8m and a length of 4.5m. The extension is adjoined by the matching neighbouring extension. The party wall continues upwards externally forming a low parapet which has a lead lined valley gutter formed between it and the roof eaves.
And this is what the layout actually looks like from inside:
View from old bedroom out to landing
View from landing into old bedroom
Under the valley gutter the joists are supported by a wall plate attached to the inside face of the party wall. This wall plate is lapped into the brickwork at both ends (extension gable end and into rear wall of the terrace) and has the original steel/iron supports every metre or so which are set into the party wall.
Plate laps into terrace wall (next to old conduit)
Exposed plate and underside of valley gutter above landing
View of plate/joists and old steel supports in old bedroom
View straight up from old bedroom. Flat board is the underside of the valley gutter. Rafters are tied onto a plate that runs across the joists (just under the insulation in the pic)
The only thing in this loft is a water tank as it's low and hard to access. The room immediately below has been split into a bathroom and bedroom with a partition wall (old lath and plaster) and that will be coming out to create one large bathroom including new ceiling throughout.
The problem is that having uncovered the valley gutter from below, it is obvious that at some point there has been serious water ingress that has caused rot in the wall plate along pretty much the entire length. It is bone dry now and looks like it has been so for some considerable time. The roof slates were replaced 20 years ago and any lead flashing (including the valley gutter) looks to have been new at the same time, possibly later. The weakened wall plate has sunk around the metal supports to varying degrees so the joist ends are no longer level. It was the wavy ceiling and plaster patching that made me investigate in the first place!
The wall plate has a batten fixed to its front allowing double notching of the joist ends. The joist timber seems sound enough but the slumping has pulled the joist ends a little away from the remains of the wall plate in places.
I've been over thinking what to do as usual, so thought I'd ask for some advice on a way forward.
Options I've thought of are:
1) If it's stayed up this long it'll be fine. Construct suspended ceiling to level.
2) Prop it, try to get a new plate in and hangers, joist extenders possibly. May still need suspended ceiling as joists may not level.
3) Take part of roof off to access and replace as necessary
Window frame is tight to current ceiling which could make suspended ceiling more tricky.
As you can see, I'm stuck. My main concern is safety especially as I'm looking to rent/sell later in the year. Any pointers on how I go about repairing this will be very much appreciated.
Cheers,
Lube