Sray on Foam cracking tile problems

[Anonymous]

I part own a property where spray on foam was used on part of the roof to prevent the ingress of driving snow as there was no felt (just small tiles 100 years old). After just 2 weeks tile tails started to fail and snap off in the areas sprayed at the rate of 2 per week and this has ultimately led to re roofing of the areas concerned. I am currently considering litigation against the company that sprayed the foam and was wondering if you had ever come across this sort of problem before.

Any help would be greatly appreciated. I now realise of course that this should never have been done in the first place!

 

[Anonymous]

This stuff is bad news! No, I've heard of timber failure but not this sort of failure.

What do the contractors say caused it?

 

[Anonymous]

I have had a surveyors report prepared and it is his view that the foam has reduced the ability of the tiles to move as the foam is rock solid. They are small plain clay tiles abot 10 inches long and about 6 inches wide. Two thirds of the tile is covered by the one above. We contracted for 25mm but it was applied between 70 and 100mm. The surveyor says that the 'tails' expanded and contracted as normal with tempreture, but the rest of the tiles can't as they are held solid by the foam. This stress caused some to snap at this point and fall to the ground. The company who did the work never even came out to have a look and eventually after alot of hassle from me they sent out someone from BUFCA who on site verbally critised the company and their work in a number of ways, but when they reported back in writing BUFCA said everything was fine and that we must have damaged the tiles during renovation of the property which is why they were falling off. This is absurd as over half the roof was not sprayed as there was no loft access and all the tiles here were fine.

I hope this helps. I am keen to find out if this has ever happened before and would potentially welcome any publicity (subject to final agreement with my solicitor as we are pre litigation).

My concerns are obviously to recover some of the costs we incurred, but also to prevent what has been a nightmare experience happening to someone else.

 

[Anonymous]

Well, we've all been telling people who post here that this stuff is bad news for a considerable time - although the possible failure of timbers (which can get damp and are unable to dry out) and the inability of a roof to 'breathe' has been the main concern. Another problem is the inability to re-use tiles in future. This is a new cause of difficulties, but I can see that what you are saying makes sense.

May I suggest that you contact SPAB and give the information you have given us? Possibly a letter to Cornerstone could be printed, or SPAB may be interested to write a piece for the magazine as a warning to others. Obviously the legal situation is one you will have to check, but SPAB has been concerned about the use of this foam in period buildings for some time. The more information about why people shouldn't waste their cash on it the better.

Another organisation which may be interested is RICS, and I will draw to the attention of Stephen, PPUK's Agony Uncle, to your post - he is very involved with the RICS Conservation Group.

I hope your house insurers are picking up your legal bill. And huge sympathy.



http://www.spab.org.uk

 

[Anonymous]

I'd write out the things that were said verbally, get the wording as accurate as poss, and engage an independant expert who will quite likely say in writing the same things. It all helps to weaken their position.

But what is worth what moneywise I dont know.

NT

 

[Anonymous]

I have not heard of this specific problem before and is another thing to add to the list of why not to use such materials.

Regarding the litigation, look at your various insurances to see if you have cover for legal costs. The fact that this is a building dispute is irrelevant and it is not the building insurance you need to look at (they will not cover defective workmanship). It is the general legal cover that most insurers now offer with contents policies.

If you have had a surveyor advise you, it would make sense to continue with that same surveyor.

On the RICS web site there is a discussion forum and one thread was on the use of foam sprays on the udnerside of roofs. Interestingly there was not a single surveyor who posted in favour. Whilst some positives were acknowledged, it was generally felt that the negatives so outweighed the positives that this was a method/material that should not be used. To my knowledge no-one has posted there with this specific problem (I will put a mention on there for future reference).

Your surveyor could use the RICS web site (assuming your surveyor is an RICS member) to seek views from others, certainly from those who have already posted on this subject.

If for some reason you are not satisfied with your surveyor and need someone else to prepare a formal report to take the matter further, you should seek an independent Chartered Building Surveyor with experience in older properties and this specific method of repair and who has a good technical working knowledge. It does not have to be someone accredited in conservation, because this is not really a conservation matter in terms of the dispute. The problem is a technical one and you need someone who is good at building pathology, etc.

I hope this helps.

 

[Anonymous]

Many thanks for the messages and suggestions. If anyone else comes across this problem I would be very grateful to hear from them or if there are any comments generated on RICS board. I am also in touch with SPAM and they have suggested that I call their technical helpline. Just back from a week away so will be onto this on monday!