LEAKING ROOF | RESULTANT DAMAGE CLAIM

DAMAGE REPORT:

Black Bird Construction was appointed to the above-mentioned claim. After a thorough assessment of the affected property, we have been able to draft a damage report, as well as a scope of work detailing the required repair work to restore the property to its original condition. The core problems relating to the claim are the resultant damage identified inside the property and the roof which has failed due to waterproofing faults and failure. Key issues that were identified in relation to the condition of the roof:

Maintenance related issues: Although the upkeep of the property is very good, the property sits in an area surrounded by large pine trees. Pine needles can be found in multiple openings along the roof line and in areas like the box gutters. This ultimately leads to blockages and pooling to occur. This needs to be addressed and attended to as soon as possible to prevent instances of severe pooling to occur on site.
Progressive deterioration: The roofing structure was thoroughly assessed, and multiple issues were found in regard to the roofing structures condition and ability to drain water efficiently. A damage report has been provided below detailing all of the issues our team found pertaining to the condition and effectiveness of the waterproofing system.
Scope of work: A scope of work has been provided to repair both the roofing structure and waterproofing, as well as to repair the interior resulting damage.
NOTE: It is critical that the roofing structure is restored and attended to first before any repairs are conducted to the resulting damage found in the interior of the property.

ROOF INSPECTION:

Following a formal site inspection conducted on 13 March 2026, a detailed assessment was undertaken to evaluate the condition and performance of the existing roof waterproofing system above the ground floor lounge, as well as the associated internal ceiling finishes. The inspection was initiated due to visible internal damage, including deformation and deterioration of the ceiling.

Based on our findings, the root cause has been identified as the progressive failure of the waterproofing system, resulting in sustained moisture ingress over time. Given the presence of electrical fittings, lighting, and audio equipment within the ceiling void, the current condition affects not only the aesthetics and structural finishes but also presents a potential risk to installed services and the overall integrity of the asset.

This report outlines the observed defects, identifies contributing factors, and presents a comprehensive remedial strategy designed to restore full waterproofing performance and extend the lifespan of the installation. The inspection included both internal and external evaluations of the affected areas. Internally, the ceiling shows clear signs of moisture-related failure, including warping, sagging, and surface degradation.

Externally, the roof covering was examined in detail to determine the source and extent of water ingress. The roof is constructed using a timber support framework overlaid with boarded sheeting (marine-ply/shutter-board), forming a substrate for a torch-applied waterproofing membrane system. This type of construction is commonly used on low-pitched or near-flat roofs, where conventional drainage is limited and waterproofing performance is heavily reliant on correct installation techniques and detailing. A separation layer (slip sheet) is typically included to allow for independent movement between the timber substrate and the waterproofing membrane, thereby reducing stress caused by thermal expansion and contraction.

Several areas of standing water were observed across the roof surface. While some degree of ponding is expected on low-pitched roofs, the extent observed indicates inadequate water management. The orientation of the existing waterproofing overlaps appears to have been incorrectly executed, contributing to restricted water flow and increased water retention.

The existing waterproofing membrane shows widespread signs of deterioration, including:

Loss of adhesion to the substrate
Formation of air pockets beneath the surface
Localised blistering and soft spots

These conditions indicate long-term failure of the bonding system and a reduced effectiveness of the waterproofing layer. High-risk areas, such as parapet upstands, corner junctions, and lap seams, have significantly degraded. These areas are typically the most vulnerable in any waterproofing system and require precise detailing to maintain long-term performance.

The observed deterioration suggests that these areas have reached the end of their serviceable lifespan. Evidence of prior repair attempts was noted, including the application of surface coatings. These systems generally lack the flexibility and durability required for long-term waterproofing performance, particularly at movement joints and vertical transitions. As a result, such interventions have failed to address the underlying issues and have contributed to ongoing system failure.

No ventilation outlets were identified within the roof system. This has likely resulted in:

Trapped moisture beneath the membrane
Increased vapour pressure
Accelerated delamination and system breakdown

Proper ventilation is essential in boarded roof systems to regulate moisture levels and prevent premature failure. The waterproofing around roof penetrations, specifically the extractor unit, is inadequate. The absence of a correctly installed sealing system has resulted in vulnerability at this critical junction, allowing for water ingress.

The roof structure appears stable under load, with no excessive movement detected during the inspection. This indicates that the primary timber framework remains generally serviceable. However, the true condition of the roof boarding can only be fully confirmed once the existing waterproofing layers have been completely removed.

CAUSE:

The current waterproofing system has reached the end of its functional lifespan and is no longer performing as intended. The combination of installation deficiencies, prolonged environmental exposure, and the absence of ventilation has resulted in extensive system failure.

SOLUTION:

Given the extent of the deterioration, isolated repairs or patchwork solutions are not recommended, as they would not provide a reliable or long-term outcome. A complete refurbishment of the waterproofing system is therefore required to restore full performance and prevent further internal damage.

CONCLUSION:

Based on the inspection findings, it is concluded that the collapse of the internal skimmed Rhino Board ceiling occurred due to excessive storm water entering into the ceiling void. The storm water that entered the ceiling cavity was due to a combination of defects and maintenance failures, namely:

A blocked aluminium box gutter caused by an accumulation of leaves, foliage and debris, resulting in overflow conditions during an intense rainfall.
A failed and delaminating waterproofing system on the roof and parapet walls, allowing moisture penetration beneath the membrane surfaces.
Corroded roof sheets containing rust-related pin holes which permitted additional storm water to enter the ceiling cavity.
These combined defects allowed a substantial volume of water to enter the roof structure and saturate the ceiling system, ultimately resulting in the collapse of the ceiling and surrounding cornice.
The incident additionally caused damage to nine installed downlights and potentially affected associated electrical components.

SOW (SCOPE OF WORK):

SOW | INTERNAL WORK (RESULTANT DAMAGE) & EXTERNAL WORK TO ROOFING STRUCTURE & COVERING

A Scope of Work (SOW) has been provided below detailing the required repair work needed to rectify and restore the property to its original condition.

SCOPE OF WORK | RESULTANT DAMAGE

Site establishment | Removal of all furniture, audio, electrical hardware and curtains:

Remove all furniture in workspace.
Remove all electrical hardware and materials.
Remove all curtains and rails from the affected area as well.
NOTE: Apply padding to all furniture being carried and placed away from the work area.
Remove all automated curtain rails, downlights, speakers and audio hardware.
NOTE: Store all hardware and equipment in a safe space and install when ready.
NOTE: There is a very high possibility that some of the automation and sound system hardware may be affected or break due to wear and tear – rust, corrosion, fragileness due to age, etc. If this is the case, and any materials are damaged, a further damage report will need to be drafted.

Contingencies:

NOTE: Due to the above, it is critical that an allowance for contingencies is provided and included in the SOW. We recommend that an amount R70000,00 be placed in reserve.

Toilet hire:

Hire a toilet for ‘onsite’ staff to utilize.
1 month hire.
NOTE: Delivery & collection costs included.

Ceiling repairs:

Inspect and carry out repairs to the ceiling framework and the timber structural work as required.
NOTE: Careful care is to be taken to the stripping and the preparation of the area before closing the affected ceiling cavity with new ceiling boards.
Supply and fit new insulation materials.
Install new ceiling boards onto the newly established & existing timber framework.
Secure boards using appropriate fixing methods.
Treat all joints to ensure a seamless finish.
Apply bonding agents and skim coating to achieve a smooth surface.
Allow sufficient curing time before proceeding with any paintwork or finishing.
NOTE: The rate is higher due to the additional brandering and timber work that will be required for the repairs. The roofing structure is comprised of shutter board and timber beams, meaning the probability of damage to the roofing timber work is high. There is a high chance that we will need to rework a section of the roof to repair the ceiling.

Ceiling repairs | Cornices:

Install cornices to match the existing design.
Supply and fit exactly the same cornice.
If the cornice cannot be found or matched, we will need to have the cornice copied and custom made.
NOTE: If the ceiling cornice is required to be made, a higher rate will be applied.

Paintwork to ceilings:

Fill, sand and prep the surface of the ceilings thoroughly.
Apply primer to all surfaces using Midas Primer.
Repair any imperfections.
NOTE: End-to-end applications are to be applied to ensure a uniform finish.
Apply final paint coats in Midalux 240 white to finish.
NOTE: Roofing repairs are to be completed before commencing with the repairs to the resultant damage.

Paintwork to interior walls:

NOTE: Site prep is critical and all surrounding property is to be covered using masking tape. This includes items such as ironmongery and trims in the affected area. All flooring is to be covered as well.
Fill, sand and prep the surface of the interior walls thoroughly.
Apply primer to all surfaces using a quality Plaster Primer.
Repair any imperfections.
Apply final paint coats in Plascon Wall & All in multiple coats to finish.

Electrical & automation work:

Mark out all electrical points along ceilings – once the ceilings have been repaired fully.
Reinstate the necessary openings for fixtures.
Cut open all openings and prep for installation work.
Reinstall all automated curtain rails, speakers and downlights as per the existing layout.
NOTE: The price does not include the supply of any new hardware, minor hardware and sundries are included, however new speakers, light fittings or automation components have been excluded. Per the first item line detailed above, an allowance needs to be made available for any non-identifiable, concealed issues/damage discovered on site.

Rubble removal | Site clearance:

Clean and clear all the rubble from site.
Ensure that the client’s property is left in a clean and orderly manner before vacating from the site completely.
NOTE: The distance from the affected area to the allocated dumping area is a long distance to transport the rubble. The distance needs to be covered by a labourer with a wheelbarrow. Additional labourers are required to unpack and load and reload the rubble into the skip allocated at the property perimeter.

ROOFING REPAIRS | NOTES & EXPLANATION

In order to resolve the resultant damage, the roof is to be repaired first. There is unfortunately no means of getting past this fact. It would not make sense to resolve the waterproofing defects/issues and restore the roof before repairing the interior, resulting damage. A few points that need to be mentioned regarding the roof repairs:

The scope below has been drafted with the work being conducted solely on its own without the resultant damage detailed above. We have broken up each repair as if we were to tackle them individually.
If both repairs are to be handled at the same time, certain costs can be reduced, merged or completely removed off the costing of the one repair SOW. These costs include toilet hire and the rubble removal for example.

SCOPE OF WORK | ROOFING REPAIRS

Toilet hire:

Hire a toilet for ‘onsite’ staff to utilize.
1 month hire.
NOTE: Delivery & collection costs included.

Waterproofing repairs:

Strip all existing waterproofing layers down to the timber substrate.
Remove all associated materials and debris from site/work area.
NOTE: Conduct a detailed inspection of the exposed boarding to ensure no unforeseeable problems affect the building/roofing repairs.
NOTE: Search and identify any damaged or compromised sections.
NOTE: Submit recommendations for replacement where required (to be treated as a variation if applicable).
Install ventilation outlets at calculated intervals to promote airflow and prevent moisture build-up.
Install timber fillets at all internal junctions to create smooth transitions and reduce stress concentrations.
Prepare all surfaces to ensure they are clean, dry, and suitable for new waterproofing application.
Install a high-performance base layer membrane, mechanically fixed to the substrate.
Apply primer to all relevant surfaces to ensure proper adhesion.
Install a premium torch-applied waterproofing membrane across the entire roof area and vertical upstands.
Ensure correct overlap orientation to enhance drainage efficiency.
Heat-fuse all joints and seams in accordance with manufacturer specifications.
Install purpose-designed waterproofing sleeves at all penetration points.
Reinforce parapet edges and junctions with appropriate flashing systems.
Clean the completed surface thoroughly.
Apply protective reflective coatings to improve durability and thermal performance.
NOTE: Test the newly applied waterproofing system thoroughly once ready for testing.

Rubble removal | Site clearance:

Clean and clear all the rubble from site.
Ensure that the client’s property is left in a clean and orderly manner before vacating from the site completely.
NOTE: The distance from the affected area to the allocated dumping area is a long distance to transport the rubble. The distance needs to be covered by a labourer with a wheelbarrow. Additional labourers are required to unpack and load and reload the rubble into the skip allocated at the property perimeter.