Several Problems With Garage Refurb

[lostinspace333]

First post

We had an old garage in the back and we did it up properly to make it a proper room but now it's done there's a few problems that concern me.

I am no expert but I am doing a degree in Civil Eng so I do have some knowledge of structural elements so my first query is that the beam that was put in the middle of the room it hasn't been put in directly in the middle of the block pillar that supports it and is at a slight angle, it is quite close to the end of the pillar also. I'm pretty sure that's not totally safe? as in all the loads from the roof would be disproportionately distributed to the walls and foundation.

Another issue is with the roof tiling. It isn't level and there are dips and gradients in the run of the roof. It isn't major to the eye but it isn't dead level. I have been up into the roof to check the distances of the rafters as we have slightly learnt about this and one distance was 400mm and another was 520mm approx so I presume they've done this the whole way so has that been done wrong as well? I've also seen a couple rafters on one side of the roof not adjacent/symmetrical to the opposite side of the roof.

There is also severe damp in a corner of the room which has extended severely with mould. I think there is a leak because there was an existing wall already there and we had to build a new part of the wall to close the room off from the old garage door so what would be the solution to that?

Is there someone we can call down for expert advice like a building inspector or someone because I'm not even sure if the builder did get permission in the first place. Just someone who will give us help to see if it is safe and what has been done right and wrong.

Can anyone shed some light into this?

 

[Static]

Can you take some photos?

The conversion should have been done with a building regs submission so what have they said when they inspected the beam? has it been signed off?

Did you get any of this designed by a professional, sizes and centres of roof joists etc? What do the drawings/plans say?

 

[lostinspace333]

Can you take some photos?

The conversion should have been done with a building regs submission so what have they said when they inspected the beam? has it been signed off?

Did you get any of this designed by a professional, sizes and centres of roof joists etc? What do the drawings/plans say?

I dont think any of that was done, I can get pics of the damp and roof.

The joists im not sure.

If using a beam would the builder not have knowledge in this or would it have been needed to be designed by a professional.

How can I upload pics?

 

[Ossy]

Pictures would help, there's probably a thread around somewhere that tells you how to do it.

A bit more info about the structure would help. Is it a single pitch lean-to or a duo-pitched roof? What exactly is the beam in the middle of the room supporting? What is the beam i.e. steel or timber? What dimensions are the pillars and have they got concrete padstones on top or just brick?

A structural engineer could inspect it for you but it will cost probably a minimum £150+VAT to come out and look, then more if you need a report or calcs following on from that. If you describe it in a bit more detail we might be able to allay your worries. Consider it a good learning experience for your course too!

 

[lostinspace333]

this may sound really stupid but would the building inspector need to have seen all the calculations for the roof and the beam?

i think the pennys dropped as in by the builder not wanting to do this by the books hes done what he knows because obviously it musnt be good enough for the standards of an inspector?

also why should i believe that my builder knows what hes doing because the whole point of an inspector is to make sure things are done right not to prove what your builder can or cannot do.

 

[Static]

We had an old garage in the back and we did it up properly to make it a proper room but now it's done there's a few problems that concern me.

Well sounds more like it wasnt done properly and without building regs..

the beam that was put in the middle of the room it hasn't been put in directly in the middle of the block pillar that supports it and is at a slight angle, it is quite close to the end of the pillar also.

At an angle? as in the beam is rotated on plan or torsionally?
Beam should have a bearing of a minimum 100mm but normally of the beam depth.. also should have a padstone under it..

I'm pretty sure that's not totally safe? as in all the loads from the roof would be disproportionately distributed to the walls and foundation.

Unless you have most of your house supported on the beam then a little bit of eccentrical loading on a foundation shouldnt be an issue..

Another issue is with the roof tiling. It isn't level and there are dips and gradients in the run of the roof. It isn't major to the eye but it isn't dead level. I have been up into the roof to check the distances of the rafters as we have slightly learnt about this and one distance was 400mm and another was 520mm approx so I presume they've done this the whole way so has that been done wrong as well? I've also seen a couple rafters on one side of the roof not adjacent/symmetrical to the opposite side of the roof.

I hope you havent paid the builder yet..

Is there someone we can call down for expert advice like a building inspector

You can call out building control to have a look over and give you a big list of requirement to get it up to regs and passed.. Best to get a decent roofer to come check over the tiles and rafters.. and an Engineer for the beam..

 

[lostinspace333]

What should the proper procedure have been with regards to starting this build.

Does it sound really shoddy the level of wormanship?

I will try get some proper pics and explanations up soon.

 

[Static]

You should have got some drawings for the proposed sorted out and applied to building control for building regulations approval, which would follow with a half dozen odd site visits from an inspector signing off stages of work..
Also may or may not have required planning permission (depending on your area and amount of extension works already done)..

We can only go on your description of the works and so far you have not mentioned any exact figures so we have no idea of level of "shoddymanship" so photos will help..
Ive given some guildlines on what bearing the beam should have so you tell us how far off is it?! Maybe answer some of the other questions as well