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My roof is dangerously shedding tiles - what do I do next

8 replies

TheM55 · 12/09/2023 23:01

Hi, really hoping someone can give advice. Half of our roof blew off in a storm, and the insurers appointed a MAIN contractor to fix it, as at the time we could not get anyone out (for months). The main contractor got a roofing subcontractor (based 120 miles away) and secured it, then they replaced it. Almost as soon as it was replaced it started leaking, so they came back out and did remedial works (albeit grumpily as it involved them travelling a fair distance and getting a cherry picker). It then shed a few tiles, more leaks and they came again (still while other works were going on, more grumpiness). Eventually other works (by other subcontractors as internal damage including electrics were caused by the initial storm) were complete and we signed the job off so the main contractor could issue us with a one year guarantee (issued April 2023) for everything including the roof. The roof has recently shed more tiles, and not even in strong wind. My main issue above all is the tiles are dropping from a great height straight onto a busy thoroughfare where people and cars are passing all of the time. It is only good fortune that the last few that went did not seriously injure / kill someone. I have sent an email to the main contractor again asking for remedy, but they are simply not responding. Their treatment of us was very slow and poor throughout the works, as was the insurers, so bad, in fact, that the insurance ombudsman awarded us a penalty payment against the insurer (who should have been managing the main contractor). Where do I go from here? I am desperately worried that more tiles are going to come off and kill someone. This is from a new roof with a one year guarantee. I can't afford just to get another roofer in to laugh at the previous roofers efforts and replace it all again, but I equally cannot stand the thought of someone being injured. What would you do, grateful for any advice. Thank you

OP posts:
Totaly · 12/09/2023 23:04

Your insurers have the contract with the roofers they are also liable for public liability should anyone be injured:

you need to contact them urgently - or contact a solicitor to send a letter - any court proceedings should be covered by the insurers

acquiescence · 12/09/2023 23:05

You need to call and call until you get a response and explain that people’s lives are at risk and they would’ve liable. Spell it out. Imagine if there was a big storm tomorrow?

We had ridge tiles come off in a storm last year and I am still haunted by what could’ve happened. Just not worth taking any risks with this sort of this, a falling tile to the head would kill. Hope you can get it sorted very soon.

CutesyUserName · 13/09/2023 12:43

That sounds awful and stressful TheM55, sorry you've had such a rough time.

As a temporary interim measure, would your insurance company pay for something like a tile guard to protect people/vehicles below from falling tiles, the sort of thing provided by this company (picked at random) https://www.goldbros.co.uk/tile-guard-snow-guard.php Scroll down the linked page to the first picture and read the blurb next to it.

Tile Guards - Snow Guards - Roofline Tile Protection Systems

Galvanised roof tile guards and snow guards for rooflines to prevent falling tiles and snow damage to gutters

https://www.goldbros.co.uk/tile-guard-snow-guard.php

TheM55 · 14/09/2023 00:59

Thank you for your responses- very helpful. Wrote to both insurer and contractor today and said "People's lives are at risk here, a falling tile from that height would kill someone walking past - we are extremely concerned. We hope to hear from you shortly. We will be taking legal advice if we do not hear within the next 7 days". (no response from anyone) We've got an interesting problem because our insurer (from the time of the initial storm - Storm Arwen in November 2021) no longer insures us. They wrote to us midway though the repairs (which took 18 months, and at some points we were in hotels - basically a year of hell) to say they would no longer be our insurer going forward, and we have insurance now with someone else, we obviously did full disclosure in the application. It is quite difficult to work out who is liable if a tile did fall off, but it feels like it should not be us as we have done absolutely everything we can to make it right, and I just don't want it to happen. Thanks again, it's helped xx

OP posts:
C4tastrophe · 14/09/2023 06:05

When you say tiles, you mean slates?
Tiles usually have nibs on them that hook over the batten.
Slates are usually nailed on with copper/stainless tacks.

madroid1 · 14/09/2023 06:22

You need a solicitor. And contact the ombudsman agai n. And I'd ask your solicitor if you should tell your current insurers what's going on altho they are not liable they may be able to bring some pressure.

Who was the main contractor and roofer?

greenacrylicpaint · 14/09/2023 06:31

yes to solicitor.

but also you need to get a roofer in to make a survey and to make the roof safe until it can get properly fixed.

legally you might be in a bad position because you know that your roof is not safe.
ask the solicitor.

also explore the ombudsman if they can step in between you and your (former insurer).

keep notes of any phonecall and a paper trail of any email/letter/text message.

Oblomov23 · 14/09/2023 06:35

This sounds awful. I would be emailing so there is a paper trail, and taking legal advice.

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