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Putting the Xmas decorations back using my newly fitted ladder and light, and I spot a bloody great split in a purlin. After initial panic and googling is my roof going to collapse it seems to be relatively common.
It is probably two thirds of the length of the timber and I don't think the whole way through, I don't believe it is 'fresh' as there is dust in the crack but cannot tell. We had a full structural survey 13 months ago when we moved in, and the roof was graded 'green' and described as sound with no evidence of significant movement or distortion and no reason to anticipate future structural defects. This would have been an area that was easily visible from the hatch
So is this something I pursue with the surveyor? Or is it something I go via home insurance? I would like to avoid insurance as we have a hefty excess and have already been whalloped with increased premiums due to a burglary a year ago...
Finally what is the best type of fix I should be looking at? I'm not sure bolting bits of wood either side will work, as I've read it should be 1m clear either side, due to the length of the split this is.nt possible.
How big is the timber ?
Could you fit steel flitch plates either side ?
Just screw a piece of wood along side it the whole length?
Where in the purlin, and which direction, ie, can you see it in the bottom of the purlin or the sides? Can you post a picture?
Shut the hatch.
Job jobbed.
Should be some photos here:
https://www.flickr.com/photos/44108154@N06/
will try to get them to display...
[img][url= https://farm5.staticflickr.com/4725/39531269182_df49fbca13_k.jp g" target="_blank">https://farm5.staticflickr.com/4725/39531269182_df49fbca13_k.jp g"/> [/img][/url][url= https://flic.kr/p/23ef65A ]2018-01-07_06-10-23[/url] by [url= https://www.flickr.com/photos/44108154@N06/ ]darren_thorp[/url], on Flickr[/img]
[img][url= https://farm5.staticflickr.com/4687/24693315317_46cfe635fe_k.jp g" target="_blank">https://farm5.staticflickr.com/4687/24693315317_46cfe635fe_k.jp g"/> [/img][/url][url= https://flic.kr/p/DC4GkP ]2018-01-07_06-10-14[/url] by [url= https://www.flickr.com/photos/44108154@N06/ ]darren_thorp[/url], on Flickr[/img]
[img][url= https://farm5.staticflickr.com/4735/39560574251_74a730bfbe_k.jp g" target="_blank">https://farm5.staticflickr.com/4735/39560574251_74a730bfbe_k.jp g"/> [/img][/url][url= https://flic.kr/p/23gQhsp ]2018-01-07_06-09-52[/url] by [url= https://www.flickr.com/photos/44108154@N06/ ]darren_thorp[/url], on Flickr[/img]
Looks like the split has orginated from where the support is and has run on a sort of diagonal to the corner. The upright has a bit of a gap now where the purlin has split, but is still about 50% in contact.
There is no evidence of sagging on the outside of the house, though the room (son#2's soon to be nursery!) below has a minor crack in the wall close to the ceiling which would be around this space, was noted as superficial in the survey.
No, it is not going to fall down!
What is it, 80 years old?
The size of the woodwork in there is far greater than actually needed, look at modern roofs, they have tiny trusses/purlins/uprights.
If you are worried, it's a pretty easy job to reinforce that purlin.
Roofed in August 1928 according to the grafitti on the chimney. And the timbers are big - I'd say 10 by 5
I am surprised it wasn't picked up in the structural survey - we would have asked for the cost of the repair work to be knocked off the asking.
I'll ask a roofer in, half expecting them to tell me the whole roof needs replacing.
We just had the boiler looked at, told it needed £1000 flue replaced, next guy said it needs some extra supports and he'd do it for £250. Order parts from less than £50....
Probably wasn't brought up as it isn't an actual issue. Probably noted as historic and as you say showing no signs of movement.
You could just wrap [url= https://www.screwfix.com/p/sabrefix-builders-band-galvanised-dx275-20mm-x-9-6m/38619 ]builder's band[/url] around it to stop the two parts separating any further...
It's the structural version of Duct tape!
I'd sister up some 6 x 2 either side with coach-bolts and dog washers.
^^^belt n braces but good advice^^
Dp
Zip ties?
It could well date from WW2 as the house across the road was hit by a german bomb. No idea if the timbers are original or have been replaced.
Think I'll do as suggested bolt some timber either side and then builders band. At least then, when we come to sell, it will be clear its been noticed and dealt with rather than a lurking problem
I am surprised it wasn't picked up in the structural survey - we would have asked for the cost of the repair work to be knocked off the asking
DIY job for less than £20.
I don’t think I would have bothered about revising an offer for that 😉
Right so I have had the first roofers quote to repair this.
£1950.
(that includes refixing several tiles on the gable end)
Apparently the length of timber required to brace needs to be taken in via the roof, so needs a tower and removal / repair of an area of the roof.
I'm going to get a second opinion - if it is in that sort of price range I'll be sueing the solicitor.
Everyone I have shown the photos to (some of whom have had split purlins) have said simply plate and reinforce with bolts.
Are tradespeople trying to fleece me (again?)
It's not your solicitor, it would be your surveyor you'd need to chase.
If it was mine i'd just strap that up with something like a ratchet strap to pull it back together then forget about it.
Repair it properly if you come to sell the house.
I'd be tempted to glue it, then glue and screw timbers either side, if you can get it to close up.
We had a rafter go all the way through on a big shed in that snow, spaced every 12ft (purlins every 4ft), the roof dropped by about 2ft. We jacked it back up and coach bolted 8x2 timber either side. Didn't move an inch when we took the prop out.
If it was my house I'd be happy with the builder's band and stitch plates/timber reinforcement. Use a ratchet to pull it together as much as you're happy to as well.
Fill the gap with PVA then band it and put a couple of big bolts through where both halves are thickest.
Pour beer, switch on TV, relax.
Can anyone link me some of the plates they are talking about? and if possible any website that describes the repair approach step by step.
I'm happy to have a crack at it, there is no visible bowing on the outside or anything so I don't think it is something that has happened recently
The price you had to do it is a bit steep, but I had similar done to replace some bodged pulrin & rafters by previous owner after removal of a skylight.
They had to bring the timber up outside via scaffolding then too, so that's true at least.
The plates are called flitch plates. Search on google for purlin repairs