Flat roof refurbishment can be complex and unpredictable. This is probably why we get invited to deliver a CPD seminar on refurb so often; it lifts the lid on what can go wrong and how to get it right first time, from detailed surveys to informed materials choices and project support navigating complex live environments, such as schools. This article gives you a glimpse into the practical insights we share with architects, based on our team’s real-world experience.
We caught up with Martin Quigley, who alongside AccuRoof’s Sales Director Ian Dryden has been delivering flat roof refurbishment lunchtime CPD seminars all over the North East.
What’s the first thing architects should consider in a flat roof refurbishment?
A vital starting point is the roof survey. You must know what you’re working with. Before a detailed condition survey is carried out, an initial survey lets us appraise the situation.
This will include reviewing asbestos registers and O&M manuals, though don’t rely solely on them, of course. We’ll also be assessing upstands, penetrations and the deck condition, and identifying issues with other parts of the building the client cannot see, such as missing pitched roof tiles.
Health and safety is paramount when you start looking at a roof. We always check underneath what is behind the suspended ceiling and carry out a full risk assessment before anyone goes on the roof.
How do you ensure roof surveys are comprehensive?
The AccuRoof team uses a survey process which we complete using an iPad, capturing photos for every finding, and photographing core samples and evidence the cores have been repaired. The process makes sure we don’t miss anything, and it also provides clear evidence for the client.
I have been on site before where a roof has already been overlaid but the manufacturer who wrote the survey report had not noticed that the deck was fully saturated. They had specified and installed a roof overlay without replacing the existing insulation. It is essential for a good outcome to know what you’re looking for and not cut any corners.
You work on a lot of schools. How does this shape your approach?
There are a lot of schools in our patch where the flat roofing is well past its natural life and has been repeatedly repaired. This means that even with a good survey, issues can emerge as the roof is stripped, so it is important to plan for flexibility in the programme and budget.
School clients often assume that school roof refurbishment must fit into the six-week summer holiday window, but this isn’t always necessary and sometimes isn’t possible. For example, we replaced over 3,000m² of flat roof at Our Lady St Bede’s, some of which happened in term time. We worked with the contractor to ensure the students stayed safe and didn’t get distracted during the works.
Some of our council clients like Stockton now prefer to start before the holidays, because they know our team can manage the live school site and it gives them the benefit of extra time if something does come up.
What would be your view on the choice of roofing material for schools?
Durability is really important in school flat roofs. They are vulnerable to vandalism, both from children and seagulls! This is why, rather than using single ply roof membranes, we recommend reinforced bitumen systems, which are more appropriate for areas which will be trafficked or vulnerable. It is important to match the material to the project and the context. It is about durability, not just compliance.
Can design be used to mitigate the risk and complexity of flat roof refurbishment?
Absolutely! Refurbishment often means more back-and-forth, more site visits, and more time invested. But with a good team working together, we can design modifications to resolve problems as they arise.
For example, when upgrading a school flat roof, we must comply with the applicable regulations and British Standards; they are there for a reason. Some schools built in the 70’s and 80s’ have roof windows in vertical upstands over corridors, and if you are upgrading the insulation, upstand height can be difficult to achieve without making the roof windows so small that they let in very little light. Our solution is to remove those windows and install other rooflights elsewhere. The corridor is well lit, the regulations are met and the flat roof replacement is not compromised.
What should architects be aware of with flat roof maintenance and warranties?
Maintenance is crucial but in a flat roof it can be overlooked – out of sight, out of mind. But a blocked roof outlet is one of the most common cause of leaks, and roofing warranties require the roof to be maintained. This is why we recommend as a minimum, biannual checks. Our AccuRoof Registered Roofing Contractors (ARRC) offer a tailored maintenance plan to ensure your clients stay within their warranty obligations.
Finally, why book the AccuRoof Flat Roof Refurbishment CPD Seminar?
Ian (Dryden) and I share the real-world issues we see on site during the seminar, such as unexpected deck problems, unusual things we’ve seen on the roof, as well as actionable advice on health and safety and how to avoid the pitfalls. I like to think we take the guesswork out of roof refurbishment.
Book your CPD seminar now
Want to find out more? Our roof refurbishment CPD lunchtime seminar is available free of charge to architects across the UK. Complete the form here and we’ll be in touch to fix a date.
Image: London Business School Samy Ofer Centre refurbishment
