Apartment roof replacement

T

Thesearcher

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Hello,

I’m looking for advice on a flat-roof issue in an apartment building where we own one of the units.

The flat roof has been failing due to ongoing ponding (standing water). The Owners’ Management Company has hired a surveyor and are currently negotiating with a contractor to replace the existing felt roof with a new felt membrane. They have mentioned “creating a fall” to improve drainage, but there is no firm guarantee that ponding will actually be eliminated.

My concern is this:
The original roof lasted only about 10 years before failing, and the consensus from the structural engineer I consulted is that the underlying problem is inadequate fall, leading to pooling. If that isn’t permanently resolved, then replacing felt with more felt seems like a short-term fix. Realistically, we risk ending up in the same position in another decade.

I have suggested looking at alternative solutions such as a roof-over-roof system or a proper redesign of the roof build-up or extra floors. But the OMC is not interested in exploring these options. Their position is that they already have multiple “professionals” advising them. The surveyor, the contractor, and the management company, so they just want to proceed with felt again.

My concern is these professionals will collect their fees, complete a minimal-scope job, and walk away, while the apartment owners will be left with another roof that may only last 10 years despite a huge cost.

Has anyone dealt with something similar?
Is it reasonable to push for:
  • Guarantees that no pooling will remain after works,
  • Manufacturer certification on ponding tolerance, and
  • Retention of final payments until after heavy rainfall confirms adequate drainage?
Also, has anyone experience with pushing an OMC to consider alternative long-term solutions rather than repeating a failed design?

They have made reference to redress but that doesn't appear to be an option at this point in time.

Any feedback or experience would be greatly appreciated.

Thanks
 
Thesearcher said:
They have mentioned “creating a fall” to improve drainage,
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Thesearcher said:
the consensus from the structural engineer I consulted is that the underlying problem is inadequate fall, leading to pooling
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Is the proposal then in alignment with your engineer's view?

Did your engineer suggest a 'roof over a roof'? Not sure how that would work but it would most likely require planning and be a very expensive job. Suggesting they implement the required fall and switch to an EDPM membrane might be a lot cheaper and achieve the desired result? 10 years falls at the lower end of the expected lifespan of felt roofing.
 
Leo said:
10 years falls at the lower end of the expected lifespan of felt roofing
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Does that allow for pooling? The issue would be there is no fall in the roof and my guy said it would be very difficult to completely fix the fall.

They haven't distributed the specifics of the job only discussed it verbally.

By roof over a roof it would be more of a canopy and would require planning.

I don't think you can walk on EDPM membrane and it's technically a communal exterior area?

Thanks Leo for getting back on this.
 
I’m nodding my head agreeing with your concerns however the directors of the OMC have the first and last decision on what will happen.

Realistically you need to become a director to have a say in the decision
 
8till8 said:
I’m nodding my head agreeing with your concerns however the directors of the OMC have the first and last decision on what will happen.

Realistically you need to become a director to have a say in the decision
Click to expand...
Thanks, I wasn't sure about this if they had full authority I'm sure one could get legal on them but that would be messy too. (Away for a few days so only getting back)
 
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