Concerns about Roof Work on New Build

LGilldeep on 22/04/2023 - 16:36
Last edited 24/04/2023 - 11:36 by 1 other user

Hey everyone, I recently had my builder finish the lock up stage on my property.

Unfortunately, there are several issues with the roof that need fixing. The blanketing on the roof is coming out, the screws used on the roof are unevenly placed and not in a consistent pattern. There are also several gaps that have been left unfilled, dents on the roof.

I've asked the builder to fix the problems before sending me an invoice, but they only added more screws and said I'd have to compromise on the look of the roof. I'm not sure what to do next, so I'm hoping the community can offer some advice.

Thank you!

Home & Garden Roofing

Comments

  • RocketSwitch on 24/04/2023 - 13:13

    lol, what the hell? Yes, 100%, file a complaint with the Victorian Building Authority (VBA)!! I'm going through them to work out if my rain heads are compliant.

    Looks like OP has a huge problem. This is f@#%$ed!

  • notfrodo on 24/04/2023 - 13:36

    Ask them for the inspection report for that stage. They are required to give that to you. Whoever signed off is liable for whatever they signed off on.

  • hawkshead on 24/04/2023 - 14:02

    Looks non compliant.
    far from good.

  • PlasticSpaceman on 24/04/2023 - 14:26
    +1

    I can't really add much to this that hasn't already been said but definitely get an independent report done of the entire house, not just the roof. Builders tend to use sub contractors, and they can farm it out to whoever quotes the least amount of money. If they've gone cheap in an area as important as the roof, the risk is high that there will be other issues such as electrical, flooring, plumbing, etc.

    The roof plumber who did your roof should be insured, so if they can't rectify the issues then it will come out of their insurance but there are a number of caveats. The one we discovered - having been in a very similar position - is that if they do one house poorly then they probably have done others poorly and their insurance cover can run out of funds. The builder also should have insurance, but again that can run out if they have done a lot of shoddy work before they fold up and disappear.

    Anyhow. Document everything. The date and time when you have discussions with your builder. What is said. What they agree to do, and when. Get the whole house inspected, not just the roof. Go through the report with the builder and agree upon a timeline for any faults to be rectified. Don't let time slip away. You should also probably consider a second inspection later down the track to make sure everything has been fixed as required.

    If the builder does not want to rectify some or all the faults, note that down. Do it in writing, don't be emotional or confrontational - just stick with the facts. Give them the opportunity to respond. Then if silence, as you are in Vic follow the steps with https://www.dbdrv.vic.gov.au/is-our-service-right-for-you and if that doesn't work, then go to vcat.

    The longer the delay, the more damage that potentially can occur to your house. I am not a professional plumber but, as an amateur, looking at those photos there are any number of areas where water could get in and you really really do not want that.

  • wallet72 on 24/04/2023 - 14:27

    and don't let him just move the screws, that would probably be the next dodgy step they'll do to fix it.

    And at no point in the build do you ever have to compromise or just put up with it. Even if you change things for your own reasons, it just means it will cost you. In this case, the job has not been done properly and you don't ever have to accept that.

    • stringbean402 on 24/04/2023 - 15:15
      +8

      We can’t tell you that. You really need to speak to a solicitor asap.

      Me personally I wouldn’t be paying them a cent, but get qualified legal advice before you even think about paying that invoice.

    • bmxr on 24/04/2023 - 17:24

      As above comment recommends… what did your solicitor say about not paying them? Assuming it's the same solicitor that you had review the contract that you signed for many hundreds of thousands of dollars? You did have the contract reviewed right?

    • s12345 on 25/04/2023 - 08:19

      Were those other photos photos you weren't meant to have? If builder is stalling access and won't provide photos, you could get an independent inspector to use drone footage perhaps and issue a report based on that

  • BartholemewH on 24/04/2023 - 15:51
    +3

    Thought 'How bad could it be?', then I clicked the link. Holy shit. DO NOT PAY. Engage an independent inspector to do the entire build immediately.

    Edit: The whole roof has to go. Push for this like your investment depends on it.

  • kaleidoscope on 24/04/2023 - 16:00
    +1

    Wow!!! That looks really bad. Please get a comprehensive building report and send to the builder to fix before giving them any more money. If the roof itself looks like that I can only imagine what else they have been dodgy about.

  • Peon on 24/04/2023 - 16:24

    Who's the builder? If you're concerned about disclosing, then is it a volume builder?

  • milkabuck on 24/04/2023 - 16:37
    +1

    Lot-432-Roof-Photo-14 - local possums have approved this work and are ready to move in.

    Seriously though, OP, my condolences for this. Not easy buying / building a house in a major city and you're already dealing with a turd. Hoping for your sake it's just the roof that needs replacing.

  • brutus on 24/04/2023 - 16:42
    +15

    issues I can see:
    Photo1
    the wavy sheets is a reflection of the framework not being square or true
    scratched colourbond will rust if not treated
    exposed builders blanket will collect moisture and rust
    sheet lengths cut after installation causing out of shape corrugated edges

    Photo2
    exposed builders blanket
    wavy sheets and subpar framework
    sheets not tek screwed to the edge
    ridge cap cut to short
    sheets not cut to the same length
    gutter seems short and patched to meet the corner

    Photo3
    wavy sheets and subpar framework
    ridgecaps workmanship unacceptable
    exposed builders blanket
    insufficient screws on edge of short sheets

    Photo4
    redgecaps workmanship is poor, gap too big, doesn't match up and no caulking on the joint
    valley should be one piece, looks like a join, no caulking on the joint
    sheet edge lifting

    Photo5 (zoom out from Photo4)
    scratches exposed sheets will rust
    poor roof framework, wavy sheets
    top right flashing has no bends downwards to keep water

    Photo6 (zoom out from Photo5)
    more scratches
    valley end is finished off poorly
    Looks like the top gutter doesn't have an end on it and water can go under the valley into the roof
    seems the sheets were laid unevenly then someone came afterwards and hand cut the lengths causing the rough cut edges to lift

    Photo7
    ridgecap bent and not enough tek screws
    no caulking on the ridgecap joints

    Photo8
    valley end finish should be sticking out like that

    overall work is very poor, I've seen apprentices do 10 times better than that.
    I would not pay until the roof is rectified, human eyes seek patterns and every time you see that roof you'll see how crap it is

    H

  • mding on 24/04/2023 - 17:23
    +5

    OP must name name, so the builder can go on OzBargain blacklist.

    • nwa on 24/04/2023 - 21:59

      Hopefully the OP does the right thing and eventually name the people behind this shoddy job as I'm guessing it won't be in their portfolio of work to show to potential customers.

  • JonnyCookieDough on 24/04/2023 - 18:05

    Check your contract and reference the correct clause to ensure your failure to pay is covered. Is it HIA or Master Builders?

  • Will Mcdonald on 24/04/2023 - 19:03

    Hahah, who did the roofing job, can you link me his contact? He must be his first gig as a roofer.

  • dcash on 24/04/2023 - 21:08
    +1

    That makes me so glad that I live in an old house!

  • SonOfATightASS on 25/04/2023 - 00:13
    +4

    OP, do not accept a compromise. This is a disgrace. Any home insurance claim regarding leaks in your roof down the track will be denied due to poor workmanship, putting you out of pocket. That builder would not accept this work on their own home so why should you?

  • Ciderfizz44 on 25/04/2023 - 07:00

    Damn son, they did you dirty! As others have said don't pay a cent for this Frankenroof. Especially in this current environment. Have they claimed lockup? & Has payment been released?

  • MaXcon on 25/04/2023 - 07:42
    +2

    Absolutely all and every correspondence you have with the builder must be via email only, you need written proof of everything!

    There is no fix for that job, it's a complete re-roofing. Bluescope wont warranty it on screw installation alone.

    Contact the VBA and get legal advice immediately.

    Get your own private inspector! New home inspections, darbecca, landmark, jims etc are rated in Vic

    Side on caution about holding a progress payment, read your contract about the penalties you could face. Talk to your bank, and show them the pictures, they might send out their own valuer/inspector before releasing further payments.

    Name and shame the builder!

  • JafferMoney on 25/04/2023 - 09:54
    -3

    Sorry to see…but it seems like this was somewhat of a 'cheap' build? You generally get what you pay for…

  • OzBrogains on 25/04/2023 - 11:36
    +2

    I actually think I could have done a better job after drinking a case of beer

    • freefall101 on 25/04/2023 - 19:41

      Could have turned the beer cans into the sheets too, would have still been better.

  • lachhelix on 25/04/2023 - 12:14
    +3

    You're paying half a million dollars
    LAWYER ASAP
    Don't risk it now for headache down the track

    • drfuzzy on 25/04/2023 - 18:38
      +3

      Only half a million? pretty cheap new build.

      • JafferMoney on 03/05/2023 - 10:01

        And there exactly is the problem. Cheap build = problems.

  • strangeloops66 on 25/04/2023 - 16:20

    Send your builder these comments.

  • OzHan on 25/04/2023 - 18:44
    +4

    I would not contemplate building given how shoddy the quality of new builds these days, would not touch anything built within the last 10 years tbh.

  • taoz on 25/04/2023 - 20:22

    that is some woeful workmanship. Do not pay anything further till redone

  • SpendLess on 25/04/2023 - 20:42
    +1

    In this video tiktok guy complains about a similar roof type as OPs. But it looks 1000x better than OP's. pictures..

    https://www.tiktok.com/@siteinspections/video/72221934393062…

    • Korban Dallas on 25/04/2023 - 21:50

      That guy's LinkedIn. Can't take him seriously.

      Wtf is he wearing.

  • Korban Dallas on 25/04/2023 - 21:53

    That roof needs to come down and be replaced. The trusses are also not level. Next time steel frame only and engage a private building inspector if you haven't done so.

    Bit late but sooner is better than later.

    Ffs do not need to engage a lawyer.

    There are safeguards in place.

  • entaran on 25/04/2023 - 21:55
    +55

    You made me create an account because you're getting way too much bad advice here.
    Building Surveyor here. Correct method below.

    1. Call your building surveyor (People who issued your permit) - Ask for an emergency inspection for works currently completed and specifically ask for a copy of the inspection report and written direction to fix that follows. This is your right as the owner, the surveyor works for YOU. This should be done by phone call and backed up by email with a copy of the items of concern. (and your photos). Expect to pay for this, generally maybe $300.
    2. Once a WDTF is issued, you are no longer required to make the stage payment until all items for that stage are rectified. This is a legal matter and will be covered in your major building contract.
    3. Notify the builder in writing that you will not be forwarding remittance for the stage until all items on the WDTF are rectified to the approval of the RBS. Play dumb until you get a WDTF to do this for.
    4. Refer the builder and the plumber (if you have the plumbers details) to the VBA formally using the photos above. Call them to find out how. Don't bother waiting for them to rectify, just refer them anyway. The VBA will decide the outcome based on the way they've been negotiating with you.
    5. If your surveyor won't complete an inspection/give you a WDTF, refer them as well and inform them that you will be undertaking this action. This will LIGHT A FIRE under them as the fine is ~$20k on average.

    You are legally entitled to copies of all mandatory inspection reports carried out to date by the surveyor's office. Ask for copies. Ask for a copy of the permit and all related permit documents. You will need the permit number, the surveyor's registration, the builders registration and the relevant dates of inspections when you take it further with the VBA.

    Be aware, the VBA does not mess around. They wield a banhammer and they love to smack people in the head with it. It is absolutely possible the plumber will lose his license over this and the builder will face either a $3k or $6k fine. There will be additional penalties for the builder asking you to make a stage payment without the stage being complete.

    Also, you should've had a private building inspector from the start. This is why. It's too late now, your builder won't agree to it and there's no reason to alter the contract to allow it.

    • Korban Dallas on 25/04/2023 - 21:58
      +1

      Finally some good advice.

      Those yelling lawyer up are just plain wrong.

      Still think you could engage a building inspector?

      I'd just tell the builder that's what I am doing. Providing there is nothing in the contract to say otherwise.

    • foolsgold on 25/04/2023 - 23:05

      This is absolute sound and gold advice up here OP. I'd follow it to the T, and definitely follow through and complain through to the VBA. If anything it can help prevent builder's and plumbers from reoffending and doing the same to others.

    • kiitos on 25/04/2023 - 23:27
      +1

      Why does a private building inspector need to be mentioned in the contract? Is that for allowing access to the site?

      • Haha Hihi Hoho on 26/04/2023 - 00:23

        want to know about this too. can they dismissed the inspector report if its not mentioned in the contract? it is so obvious.

      • burningrage on 27/04/2023 - 10:18

        That's what I want to know. I didn't know you need consent from the builder to have a private building inspector.

      • entaran on 06/05/2023 - 16:36

        Most contracts with volume builders specifically disallow access to the site to anyone not affiiliated with the builder. This includes your private inspector.

        They will also generally add a clause that stage payments are only due upon the approval of private inspection reports after mandatories are passed.

    • Devastator0 on 26/04/2023 - 07:19

      Extremely solid advice here!

    • Gilldeep on 26/04/2023 - 07:33
      +4

      Thank for your help .
      I have a private inspection booked for next week Tuesday and have already had a frame stage inspection done by a private building inspector. I gave the builder a list of defects found during the frame stage inspection and they fixed them. Now, I'm doing the same thing for the lock up stage. However, when I contacted the building surveyor's office last week, they told me they would only do a final inspection after the frame stage. I'm going to try and contact them again today to clarify.

      The builder sent me an invoice for the lock up stage last Thursday, but when I passed by the construction site on Friday, I saw that the bricklayers were still working. I sent an email to the builder letting them know that the lock up stage is not finished yet and asked for finished photos before they send me the invoice again. However, I still haven't received a reply from them.

      • elguapo on 26/04/2023 - 10:24
        +2

        You've been advised what to do here by a building surveyor. It was laid out in point form. Follow that advice. Ignore it at your peril.

      • foolsgold on 26/04/2023 - 11:41

        you need to request the registered building surveyor to undertake an additional inspection at your own cost, there is nominated set inspections usually and they probably said this to not incur additional unnecessary inspections

      • sillycattle on 26/04/2023 - 11:45
        +3

        Yeah I reckon do EXACTLY what the Surveyor said here immediately. As in now. Don't cancel your inspection or whatever, but get that Surveyor emergency stuff underway.

        @entaran you are very knowledgeable and generous to post.

        Tell them you don't care if you have to pay. You're in referral territory. If they refuse to do it then as advised above let them know they'll be part of said referral.

        • entaran on 06/05/2023 - 16:37
          +1

          You're welcome. People are entitled to quality work on the biggest purchase most people will ever make.

    • cheapcheapazn on 26/04/2023 - 14:40

      Would this advice be very similar to all other states?

    • Daddy Chill on 27/04/2023 - 04:19
      +1

      What's your opinion on the roof?

      • burningrage on 27/04/2023 - 10:22
        +1

        That doesn't make any sense at all. How could a building surveyor (which according to @Entaran is the guy who issues building/occupancy permit) has NO expertise in the area of which he needs to assess before he issues the occupancy permit?????

        Looks like referral to VBA is your next step.

    • Gilldeep on 27/04/2023 - 18:05
      +4

      The surveyor has sent an email to the builder stating that the roof does not comply with regulations. He will be not ,moving forward until this is resolved. This is because the non-compliant roof has the potential to cause significant damage to property.

      • entaran on 06/05/2023 - 16:39
        +1

        Good that he reconsidered and I didn't have to give you another point form list to kick him in the posterior.

        Get yourself a copy of his email to the builder.

    • 82norm on 07/05/2023 - 21:20

      60 minutes did an article about the VBA…. basically spineless and useless.

  • Ghost47 on 25/04/2023 - 23:14
    +10

    Just another day in Straya Building Land.

    This is why the entire sector needs to be investigated, it's all a complete shambles. REAs, builders, developers; burn it all down and start new.

    • immortalbjr on 26/04/2023 - 16:23
      +5

      Im a licenced tradie of 20+ years in the industry and couldn't agree more. The industry is completely lawless and theres zero repercussions for dodgy trades or power to make them rectify anything, I see it week in week out.

      Only reason I hold a licence is because they've convinced the general public they're somehow "protected" using licenced trades - your not and they dont care, they literally hold no power over anyone unlicenced, even licenced in most cases.

  • dono2 on 26/04/2023 - 07:00
    +2

    If that's the roof, I'd hate to see the rest of the house

  • bitcoinorbust on 26/04/2023 - 11:31
    +1

    bit of silicone and she'll be right

    • dono2 on 26/04/2023 - 15:55
      +1

      Try your best and silicone the rest

  • ariyan82 on 26/04/2023 - 13:06

    Sorry about your experience OP. Hope you come out on top. Im building in NSW and wondering if anyone can recommend a good private building inspector?

  • josh13 on 26/04/2023 - 22:56
    -8

    Sorry to tell ya dude, but as a roofer, when a roof is unlevel like that it means the rafters are unlevel and at least the roof trusses arent quite square and roofers have got to work with what they are given, the more level a frame, the more level the roof. and having done many new roofs you wouldnt believe how many frames are out of whack and the bullshit blokes have to go through to put a roof on level with up and down frames, free of charge, it looks like these guys worked with what they had, so to fix this issue, you have to convince the builder to take off the worst parts of the roof and have the actual frame levelled, which isnt that hard really, otherwise you'll only ever get a so so solution, such above mentioned some silicone and she'll be right etc however we can fault the roofer with how he sheets are unlevel in gutterthere and a few little things here and there but by now he's probably cracked the shits with everything else,

    • 82norm on 27/04/2023 - 09:13
      +5

      What crap. Some of the corners of the sheets are bent. Even if the roof wasn’t square, the fact you’ve got overhanging sheets to the gutters without even an attempt to get a nibbler and run it through to make it look good tells me it’s not just about the roof/rafters. Tek screws all over the place, some so deep, the rubber washers are quashed, batts hanging loose, do I need to go on? Few little things…who r u kidding?

      • josh13 on 27/04/2023 - 09:53
        -5

        you may not be able to read man, i said you can fault the roofer for the overhang into the gutter and a few otherlittle things, little things means the major problem with this house is the frame, when rafters arent level sitting flush with each other youre always going to get that wavy look, and the gap above the valley a bird could fly through that with out having to slow down, those ridge cappings sit flush on a valley when the frame is level, try imagine putting a screw in and imagine how much the ridge capping would flex, its completely the frame and the poor bloke who had to put the roof on this probably cracked the shit and couldnt be (profanity) dealing with a frame so out of whack it looks like bells beach out there, probably a shady builder using shady framers and got a roof that doesnt provide much shade. the roof is a reflection of whats beneath it. i personally would have inspected the frame and just not put the roof on it until it was level

        • h0mbre on 27/04/2023 - 17:52
          +2

          Come on mate, that's the biggest load of BS I've ever heard. This job is most likely done by a roofing labourer with 5 months experience who thinks he knows it all and has started taking on contract work.

          My roofers always do the battens for my roofs and if the roof was a bad as you are saying it was, any tradesman without brain damage would be like (profanity) that I ain't doing my work until you fix this or pay me to level the battens.

          This is just poor all around from the builder all the way down to the roofer and this is rampant in the low end/volume builder market.

          You really do get what you pay for.
          There's no special deals to be had with tradesmen and building. If someone is significantly lower than the average pricing you are getting, they are taking shortcuts.

    • chris666 on 28/04/2023 - 22:37
      +1

      Do your eye work? Can you see the pictures and this is why there are so many cowboys in the building industry if you call yourself a roofer and are defending this

  • chris666 on 28/04/2023 - 09:20

    Contact the media this is poor

  • kev98 on 29/04/2023 - 22:12

    This is horrible workmanship. Looks like a first year apprentice attempt

    • 82norm on 30/04/2023 - 13:15
      +4

      That’s an insult to 1st Year Aprrentices.

  • JafferMoney on 03/05/2023 - 10:09
    -2

    Going with a cheap builder is now going to cost you time, money & stress.

    What many on this forum don't seem to understand is that you generally get what you pay for in life.

    • strangeloops66 on 04/05/2023 - 21:38
      +2

      Generally, we are used to getting a lot more than what we pay for.

  • berger on 06/05/2023 - 21:54
    +5

    Any update?

  • CocaKoala on 26/05/2023 - 23:57
    +1

    Don't leave us hanging in here mate. Let us know what's going on. We are too invested in it now.

    • Gilldeep on 27/05/2023 - 11:01
      +5

      I had a meeting with the builder and site supervisors from his company on the 2nd of May. During the meeting, they informed me that they would be fixing the roof, including changing the sheets, ridges, and other necessary repairs. They assured me that their assigned roofer would take care of the job promptly.

      Unfortunately, the roofer failed to complete the work as agreed upon. They only replaced one sheet and left the rest untouched. This led to another meeting on the following Monday, where I expressed my dissatisfaction to the builder, roofer, and site supervisor. The builder instructed the roofer to complete all the necessary repairs within two days.

      However, once again, the roofer failed to fulfill their obligations and did not take any further action. Feeling frustrated, I reached out to the site supervisor on Thursday, seeking an update. He informed me that they had terminated their contract with the previous roofer and contacted another roofer to provide a quote for replacing everything.

      The site supervisor assured me that they were expecting to have everything fixed by next week.

      • CocaKoala on 28/05/2023 - 12:12
        +2

        Thank you mate. I hope this works out OK for you. I hope the roofers who did that work to start with lose their license.

        • pegasusx on 28/05/2023 - 15:11
          +2

          The assumption that they they had a license in the first place. :(

          • CocaKoala on 28/05/2023 - 17:31

            @pegasusx: That could very well be true (sadly).

          • ylukman on 28/05/2023 - 21:25
            +2

            @pegasusx: If the roofer doesn't have a license then OP needs to be worrier about the builder then.

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