STORM DAMAGE | RESULTANT DAMAGE CLAIM
DAMAGE REPORT:
An inspection was conducted at the above-mentioned property on 14 May 2026 following the collapse of an internal skimmed Rhino Board ceiling. The purpose of this report is to determine the causes of the ceiling failure, identify contributing defects to the roofing and waterproofing systems, assess the resulting damage, and provide recommendations for the necessary remedial work.
During the inspection it was evident that the ceiling collapse occurred as a direct result of substantial water ingress into the ceiling void. The accumulation and buildup of water caused the ceiling boards to become saturated, resulting in structural weakening, excessive loading, and eventual failure of the ceiling system. In addition to the ceiling collapse, damage to electrical components was also identified, specifically the downlights installed within the affected ceiling area.
Collapsed Internal Rhino Board Ceiling:
The affected area consists of a skimmed Rhino Board ceiling and Rhino Cornice system, which has partially collapsed due to excessive water saturation. The ceiling boards and cornice had absorbed a significant amount of moisture which caused:
- Loss of structural integrity of the ceiling boards.
- Softening and deterioration of the gypsum-based material.
- Failure of ceiling joints and skimmed surfaces.
- Excessive downward pressure on the ceiling suspension system.
- The eventual collapse of the affected ceiling section.
- Visible signs of water exposure were noted, including water staining, sagging ceiling sections, dampness, and deterioration of finishing materials.
The inspection identified multiple contributing factors which collectively allowed water penetration into the roof and ceiling structure.
Blocked Aluminium Box Gutter:
- The aluminium box gutter servicing the roof area was found to be heavily contaminated with leaves, dirt, and debris. The debris accumulation obstructed the gutter outlet and significantly restricted the flow of rainwater.
- As a result of the blockage, the rainwater was unable to discharge correctly through the outlet.
- The box gutter filled beyond its designed water capacity.
- Overflowing water backed up beneath the adjoining roof structure.
- Excess water entered vulnerable sections of the roof structure and ceiling void.
- The overflow condition was worsened during periods of heavy rainfall due to the large volume of roof runoff entering the blocked gutter system.
- The lack of regular maintenance and cleaning of the box gutter appears to have been a major contributing factor to the water ingress.
Failed and Delaminating Waterproofing System | Non-claimable repairs | Wear & tear related issues:
The waterproofing applied to the roof surfaces and parapet walls was found to be in a deteriorated condition. The waterproofing membrane has begun delaminating from the substrate surface and is visibly lifting in numerous areas. Hollow spots beneath the waterproofing layer were also detected, indicating loss of adhesion between the waterproofing system and the roof structure. Observed defects include:
- Peeling and lifting waterproofing membranes.
- Hollow and un-bonded sections beneath the waterproofing.
- Cracking and separation at parapet wall junctions.
- General deterioration caused by prolonged weather exposure and aging.
- Lack of the side wall flashing used.
- Due to the compromised waterproofing integrity, rainwater is able to penetrate beneath the
- membrane system and enter the roof structure.
- The current waterproofing system can no longer be considered watertight and requires
- complete removal and replacement to restore proper protection against moisture ingress.
Corroded Roof Sheets:
- Two roof sheets were found to have developed corrosion and localized rust damage. The corrosion has progressed to the point where minor pin holes have formed through the sheet surfaces.
- These defects allow direct water penetration during rainfall and contribute further to the moisture entering the roof cavity and ceiling space.
- The deterioration of the roof sheets is consistent with long-term environmental exposure and material aging.
Although the pin holes are currently minor in size, they are sufficient to permit ongoing water ingress and will progressively worsen if left un-repaired.
The affected ceiling area contained nine down lights installed within the Rhino Board ceiling system. Due to the substantial amount of water entering the ceiling void, the down lights and associated electrical components were exposed to moisture and water contamination. Potential damage and risks associated with water exposure include:
- Internal electrical component corrosion.
- Damage to lamp holders, transformers, and wiring connections.
- Short circuit risks.
- Tripping hazards on electrical circuits.
- Potential fire hazards resulting from compromised electrical fittings.
- Reduced operational lifespan of the existing fittings.
- Given the extent of the water exposure, replacement of all nine downlights is recommended.
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.
The following maintenance work and remedial repairs are recommended to be conducted to the roofing structure and the waterproofing:
- Clean and remove all leaves, dirt, and debris from the aluminium box gutter.
- Unblock and flush all gutter outlets and rainwater disposal points.
- Inspect and service the complete gutter system.
- Strip and remove all failed waterproofing systems from the roof and parapet walls.
- Chop out and open crack around box gutter.
- Fill crack using a polyurethane based sealant and primer same.
- Prepare surfaces accordingly and apply appropriate primers.
- Install aluminium side wall flashing on back and both sides of roof.
- Install IBR Poly-buttons under the side wall flashing as required and seal same.
- Seal all parapet wall junctions and flashing details correctly using the appropriately sized Dura-mesh and Fibre-tech.
- Counter-flash all side wall flashings from flashing to front end of parapet wall right round using Dura-mesh followed by two coats of Fibre-tech.
- Install Dura-mesh followed by two coats of Fibre-tech on front parapet wall from box gutter to front end of parapet wall.
- Replace two rusted roof sheets with new matching roof sheets.
- Inspect surrounding roof sheets for additional hidden corrosion.
- Clean up site and remove all rubble from premises.
- NOTE: The above-mentioned repairs are wear and tear related issues and will need to be attended to by the client as private repairs. In other words, the insurer is not responsible for this aspect of the required repair work. These repairs fall within betterment and should be attended to as soon as possible when the client is able to address the issues identified.
Refer to SOW below for required repair work to all of the resultant damage:
| SCOPE OF WORK |
Ceiling Repairs:
|
Ceiling paintwork:
|
Paintwork to interior walls | All affected areas | Upper floor & stairwell:
|
Electrical Repairs:
|
Rubble removal | Site clearance:
|
