How to Avoid a Big Dilapidations Bill

Of course, in your line of work, you’ll have seen it all before. And unlike those starry-eyed tenants, you’ll be only too well aware of the cost ramifications heading their way in the form of end-of-tenancy dilapidations. So, you’re particularly well placed to advise them about the potential costs they could be facing further down the line.

More than just a lick of paint

Left to their own devices, most commercial tenants tend to assume that their responsibilities to the landlord are mainly a repaint and a repair of any obvious damage. It’s certainly a reasonable assumption to make. But unlike your clients, you have the benefit of knowledge to see potential pitfalls with obscure dilapidations clauses in tenancy agreements!

Things are always so much easier when surveyors are brought in before the start of the lease. This gives you plenty of time to assess the property’s condition before the tenant moves in. You might suggest a Schedule of Condition as a good starting point, particularly where there’s already a lot of work that needs to be attended to at the property.

It’s a little trickier when you’re consulted towards the end of the lease, as you’ll be working with a contract already in place. But you can still reassure your clients that they won’t necessarily be landed with a hefty dilapidations bill at the end of the tenancy. By assessing the current condition of the premises, and by studying the full terms of the lease, you may be able to advise them of ways to minimise their financial responsibilities.

Keeping repair costs down

You might encourage your client to organise some repairs before the end of the lease. This could be cheaper than negotiating with the landlord for the repair work to be carried out. Explain that regular maintenance checks will identify problems before they become critical, which also minimises repair costs.

Remind your clients not to overlook the roof of their building, as problems tend to occur out of sight with the potential to cause huge amounts of damage before they’re spotted. Taking a proactive approach can save greater expense further down the line. Our specialist roof coating products can help to prevent water damage, including protection against cut-edge corrosion. Our roof products are BBA Approved and protect against weather extremes, high impact and dirt resistance.

When checking a property for dilapidations, always ensure your clients are advised in advance of the potential cost of repairs. Remind them that timely maintenance is always the best route to avoid any issues arising between landlords and tenants.

For advice on protecting industrial roof systems, please contact our Giromax team. Call 01455 558969 today or make an enquiry.

Always Check Clauses in Commercial Leases

Consider potential repairs from the outset

Right at the start of the lease, paying out for dilapidations may not be at the forefront of either party’s minds, so you’ll need to advise them of what’s at stake. Overlooked clauses could amount to some extremely costly claims once the lease comes to an end.

Most commercial leases require the tenant to maintain the premises in a good state of repair. The actual definition of what’s required needs to be laid out clearly, so that both parties are fully aware of their responsibilities. In some instances, you may decide to recommend a Schedule of Condition be attached to the lease, which could limit the tenant’s obligation for certain repairs.

At the end of the lease term, as a dilapidations specialist, the landlord may have opted to send you in to conduct a thorough inspection of the property. Any resulting Schedule of Dilapidations will detail every single breach of the repair covenants, leaving the tenant with the option to action the necessary repairs, or to reimburse the landlord for them. So, what happens if your client is the tenant?

Tenant defences against paying for dilapidations

If your client is a tenant looking to avoid paying for dilapidations, you could guide them in a couple of useful directions. For example, the tenant may decide to make use of section 18 of the Landlord and Tenant Act of 1927 by electing to repay dilapidations only up to the amount that the property is devalued by the need for repairs. This amount could be considerably less than the actual dilapidations schedule might suggest.

Tenants may also avoid paying for dilapidations when the landlord intends to demolish or alter the premises following the expiry of the lease. Some form of proof will be required, such as the granting of planning permission, or approval of building regulations for change of use. Simply believing the intention is there is not sufficient to challenge a demand for dilapidations to be paid.

Whether you’re acting on behalf of a tenant or a landlord, remind your client to undertake rigorous checks of every part of the premises. Roof systems are often out of sight and out of mind but may result in costly and time-consuming repair work.

When advising your clients with regards to dilapidations, always remind your clients to carefully check any clauses in the lease to avoid any legal issues arising.

If your clients need advice on maintaining an industrial roofing system, please ask them to contact our Giromax team. Call 01455 558969 today or make an enquiry.

5 Weird Things Found on Rooftops

1. Pigeons

Lots of us like to feed the birds but spare a thought for the poor neighbours of one US pigeon fan. He fed the local birds so often and lavishly, that around 200 pigeons regularly camped out on his roof. This was good news for his local roofing contractors, however, who were called out twice in one year to replace damaged and broken slates.

2. Drones

One homeowner found a drone on his roof and managed to trace the owner by looking at the images on the onboard camera. Meanwhile over in Japan, traces of radioactive material were found on a drone on the Prime Minister’s roof a few years ago. It was believed to have been landed by someone with a grudge against his policies at the time, although nobody was ever charged. Radioactive substances aside, drones have the potential to cause severe damage to roofs, particularly if blown off course by winds.

3. Thieves

Police found a bunch of thieves on a roof in Louisiana, all of whom were industriously removing the roofing materials and claiming the money back at the local hardware store. When staff at the store became suspicious, the police intervened and found the thieves somewhere more suitable to spend their time!

4. Safe

Owners of a house in the US came across a locked safe on their roof. Hidden from view from the ground, the safe was believed to have been put there by the previous owners, who forgot about it when they moved. Although undamaged – and even found to contain some semi-precious stones – the safe itself had the potential to cause severe damage to the roof, not least due to its size and weight.

5. Fish

You wouldn’t usually expect to find fish on a rooftop, but freak weather conditions have been known to have unexpected consequences! Koi carp and catfish have both been found on rooftops, presumably lifted up by freak storms. While fish are unlikely to cause much in the way of damage to a roof, the fact they were there at all will have led to a thorough inspection for any other storm damage at the same time.

Have you ever found weird items on your clients’ roofing systems? It’s always worth reminding your clients to check their rooftops regularly to reduce the risk of any avoidable damage caused by debris, which needs to be removed as quickly as possible.

Our GIROSIL® Coating Products offer total protection for cut-edge roofing systems and gutters. BBA Approved and guaranteed for up to 20 years (roof coating) and 15 years for Edge and Gutter coatings, GIROSIL® products can be sprayed directly from the tin and include high impact and dirt resistance.

Please speak to the Giromax team if you need advice on products for repairing rooftops and gutters. Call 01455 558969 today or make an enquiry.

How to Future Proof Your Industrial Building

Sustainable building materials

Precast concrete is rapidly becoming one of the most popular modern construction materials, thanks to its outstanding green credentials. With a very low water to cement ratio, precast concrete is incredibly durable, recyclable and environmentally friendly. But it’s certainly not the only option. Prefabricated panels and modular construction methods are greener and more cost-effective than traditional building methods, making it easier than ever to create ecologically sound warehouses and industrial units.

For existing buildings, even something as seemingly simple as improving insulation will have an immediate impact on overall running costs. For example, applying heat reduction film to office windows can help to lower the amount of energy used, resulting in savings for you or your client and less pollution for the planet.

Reducing running costs

Good quality lighting, ventilation and a comfortable working temperature all lead to a happy workforce, which is likely to improve your productivity levels. An increase in operational efficiency with a corresponding decrease in energy consumption is a big positive!

Natural light is the most desirable – not to mention cost-effective – option, but where this isn’t practical, smart lighting offers an environmentally friendly alternative. Sensors detect when someone is approaching, ensuring lights switch on and off intuitively. Other green initiatives being adopted by building developers include solar panels on the roof, heat pumps for renewable energy-based heating, and even rainwater collection for flushing the toilets.

Extra protection for the roof

The industrial roof bears the brunt of our increasingly extreme weather events, whether this is searing heat, biting cold, gale-force winds or torrential rainfall.

Flat roofs come with problems of their own, such as ponding water, which can lead to catastrophic damage if not tackled immediately. Cut-edge corrosion is another issue which can lead to unexpected and unwanted expense if not addressed as a matter of urgency.

If you’re a surveyor, climate change is likely to result in more costs for your client in the future, unless they take action today to protect their buildings and roof systems. It’s clear there’s a pressing need for robust, weather-proof coatings which can withstand everything the British weather can possibly throw at them. High-quality roof coatings can help to protect against weather damage caused by climate change and any escalating overheads.

Don’t forget that our GIROSIL® Coating Products are BBA Approved and can offer your clients up to 20 years’ protection for roofing systems. Our single coat system delivers market-leading performance, choice and reliability in the treatment of cut-edge corrosion.

Please speak to the Giromax team if you need advice on any of our product range. Call 01455 558969 today or make an enquiry.

The Impact of Climate Change on Buildings

Extreme weather affecting industrial buildings

Unusual weather conditions, together with ever tightening regulations controlling emissions, are forcing managers of warehouses and industrial buildings to reconsider their options. If you’re a surveyor, your clients might ask for advice on how they can counteract the potential damage from extreme weather.

As extreme heat and cold causes construction materials to expand and contract, this will inevitably cause them to deteriorate over time. Flooding and excess water has a negative impact on a building’s foundations, while also potentially causing problems with ponding water on flat roofs. These situations will require extensive and expensive repairs at best, leading to a catastrophic collapse of the building at worst.

But it’s not just the buildings themselves that are affected by climate change. Workers are also impacted, with extreme heat or cold making working conditions unpleasant, or even unviable in some cases. When considering how best to advise your clients about the actions they can take to limit the harmful effects of climate change, the comfort and safety of their employees needs to take centre stage.

It starts with the roof

Buildings need to be more resilient than ever before if they’re going to withstand the continued threat of severe, abnormal weather events. And there’s no better place to start than the roof, as it’s subjected to the most extreme and relentless weather conditions.

Out of sight is often out of mind, so your clients may need reminding of the importance of surveying their roofing systems regularly. Extremes of heat and cold cause cracks to form, whilst ponding water can create minute tears, which quicky spread to allow water ingress.

Encourage your clients to address the integrity of their roof as a top priority. Once the integrity of the roof has been compromised, any damage and associated costs can quickly start to spiral out of control.

Climate change poses a real threat to the future management of industrial buildings. Businesses need to maintain their roofing systems and prepare in advance for weather damage and related costs.

Our range of GIROMAX® Coating Products offers up to 20 years’ protection for roofing systems. BBA Approved, GIROSIL® products use laminar flake technology that seals and bonds with corrosion.

Please speak to the Giromax team if you need advice on any of our products. Call 01455 558969 today or make an enquiry.

10 Things Found in Roof Gutters

1. Earthworms

Earthworms should be in the ground, under the soil. So why do so many of them seem to end up in gutters? It’s a perennial mystery, although the theory is that earthworm eggs are dropped onto roofs by birds and insects. And with new earthworms being born every seven days or so, a gutter can play host to a tangle of them within just a few weeks.

2. Birds

Some birds choose to build their nests in guttering, which is an inconvenience for building owners, but nothing can be done during the breeding season. Once the fledglings have flown the nest it needs to be dismantled and removed, to prevent twigs, sticks and debris, which could create ponding water on the roof.

3. Plants

Seeds can be carried by the wind or by birds and insects, finding a home in the general sludge and silt that builds up in most gutters over time, especially if they’re not regularly cleaned out. All manner of plant life can quickly start making its presence felt, with root systems potentially harming the integrity of the roof.

4. Mice

Drainpipes and gutters make perfect highways for mice, rats and even squirrels. Sharp claws – and even sharper teeth – can cause an incredible amount of damage in a short space of time, so speedy removal of persistent rodent pests is essential.

5. Bees

Damp, organic decaying matter is highly attractive to bees, wasps and hornets, and the height of gutters makes them ideal nesting places. Aside from the question of safety for people living and working nearby, the weight of these nests can also be a cause for concern. Particularly large specimens can damage the gutter, and even the actual roof, so swift action from a certified pest controller is the only option.

6. Toys

Footballs, tennis balls and frisbees are all items you’d expect to have made their way up onto roofs and into gutters over the years. But one red-faced contractor was completely lost for words when he came across a toy of a much more adult nature when examining his client’s guttering. Apparently, to spare everyone’s embarrassment, he opted not to return it, choosing instead to quietly dispose of it!

7. TV remote control

Finding a remote control in your gutter is definitely unusual, and almost certain to be the result of a prank or a domestic spat. We can all commiserate with the pain and annoyance of a missing remote, but how many of us would even think to check out the guttering during our search?

8. Shoes

We’ve heard of two separate cases of finding shoes in the gutter, both of the high-heeled variety. One contractor reported finding a lone black stiletto shoe, while someone else found a red version. Why just one shoe? And how did they get up there? We’re still wrestling with that one!

9. Bones

Nobody wants to find bones in their gutters, but it’s something that can happen, particularly near the coast, with seagulls being the obvious culprits. They scour the streets for left-over chicken dinners, depositing the bones high up in the gutters, where they scare unwary roofing contractors into thinking they may have uncovered a crime!

10. Snakes

This isn’t such an issue in the UK but spare a thought for roofing contractors in the US, Australia and more tropical countries. Downpipes and gutters are warm, dark and moist – ideal conditions for snakes of all varieties – and some are highly poisonous. Expert snake handlers are a given in this scenario, making us extremely grateful that it’s a situation we don’t have to face in this country!


As a roofing contractor, you’re bound to have found a whole host of strange items in your clients’ roofing systems over the years. It’s always worth reminding your clients to check their roof regularly to reduce the risk of any avoidable damage caused by debris.

Our Giromax® Guttercoat product offers total protection for roof gutters. Easy to apply and designed to coat metal, concrete and asbestos guttering, this product will withstand all weathers and temperatures, including UV rays, and has a 15-year guarantee.

Please speak to the Giromax team if you need advice on products for repairing gutters or roof systems. Call 01455 558969 today or make an enquiry.

Why Maintaining Roof Systems Protects Businesses

Looking for greener solutions

The UK government has announced its plans to reduce emissions from their 1990 levels by 78% within the next fourteen years. And by 2050 the aim is to be three-quarters of the way towards being net carbon zero. Businesses will be required to take a closer look at the way they operate, and the roof has a huge part to play in aiding greener solutions.

For example, solar panels could help to generate power, enabling your clients to offset some of their lighting and heating costs. When combined with other initiatives, such as intelligent lighting systems and recycled packaging, this can significantly reduce your client’s carbon footprint – a fact that helps to seal their environmental credentials. There’s a lot of scope for improving industrial roof systems, and much more than most people realise.

Out of sight shouldn’t be out of mind

Your clients may be trying their best to keep their business afloat in these challenging times. So, it’s reasonable to assume they won’t have the roof earmarked for regular expenditure. It’s important to convince them that, although the roof may be out of sight, it has such a key role to play. Factoring in regular roof inspections helps to keep the business, employees, equipment and stock safe and dry in all weathers; it should never be out of mind.

It may be a hard sell sometimes, but it’s worth taking some time to persuade your clients to consider the facts. Unlike residential roofing, industrial roofing is subject to more than just the extremes of the British climate. What goes on inside the premises also plays a part, with many roof systems subject to chemical exposure and exhaust fumes. And the roof is often used to support ventilation shafts, roof lights and chimneys, all of which have the potential to cause problems over time.

Emphasise to your clients the implications of a roof problem, for example, if left unattended, a minor leak or puncture will escalate over time. The longer it goes unnoticed, the greater the amount of damage will be caused. Failure to take account of a roofing issue could potentially lead to damaged stock and equipment and, at worst, the need for a full roof replacement.

And if your client still isn’t convinced, an assessment of their insurance might just help to swing the balance in your favour. After all, the lack of a regular roof maintenance programme is likely to impact negatively on any insurance claim, with potentially devastating financial implications for a business.

The importance of a roof maintenance programme

As every roofing system has a lifespan, with the help of an effective maintenance programme, this can be extended to its maximum limits. Businesses should be made aware of the need to spot leaks, punctures, weather damage, signs of cut-edge corrosion, ponding water and other problems before they have the chance to develop into major issues.

An annual inspection of the roof is unlikely to be sufficient for many businesses. A minor leak today could have severe consequences a few months later down the line. Once water ingress has become noticeable within the building the damage is likely to be extensive, including the associated costs to put things right. Therefore, it makes economic sense to put a regular roof maintenance programme in place.

Regular inspections of an industrial roof can identify issues long before they have the opportunity to become major problems. Even something as simple as removing debris from gutters twice a year can have a huge impact on future expenses. Blocked drains, loose flashings, early signs of cut-edge corrosion and standing water can be dealt with swiftly, before they have the chance to cause even more damage.

In addition to twice-yearly inspections, we suggest recommending that your clients request a professional inspection of the roof after exceptionally heavy rain and storms. Removing debris as swiftly as possible will limit the damage, including the removal of any organic matter from the roof and gutters to prevent the future growth of algae and plants.

When checking a roof for a client, always advise them of the long-term costs of failing to maintain an adequate roofing system and the impact this could have on their business. An initial outlay of early repairs could lead to less costly maintenance in the long run.

The Giromax team have years of technical expertise to provide you with guidance on roof and gutter repairs. View our product range, call 01455 558969 today or make an enquiry.

Fire Safety and Industrial Roof Systems

What impacts roof fire safety?

Government figures show there were over 4,200 fires in England between 2018 and 2020, where the roof was considered to play a primary role in growth and spread. According to fire service reports, around half of all roof fires are the result of arson.

Hot works are another cause, whether from welding, grinding or other applications of heat, including torch-applied roofing materials. Solar panels and air-conditioning units can be fire hazards too, with electrical arcing being a particular area of concern.

But fire can also spread from elsewhere within industrial buildings with devastating consequences, particularly where a roof or its coatings are made from combustible materials. Faulty electrical wiring is a common cause of fires for commercial premises.

Raising the issue

Fire safety measures tend to focus on compartmentalising areas of a building, but particularly in the case of older industrial buildings, the roof could be overlooked. Many business owners and managers might not consider the implications of roof fire safety, so it’s worthwhile bringing this to their attention.

You might choose to highlight the 2019 fire which destroyed a state-of-the-art Ocado warehouse, resulting in 400 redundancies and costs of well over £100m. Although there were several factors that influenced the progress of the fire, once it had got into the roof it inevitably resulted in total collapse.

Even where the full collapse of a building is avoided, the costs of repair can be crippling. And with numerous industrial roof fires reported every year, there’s clearly room for improvement.

Roof fire safety and the law

The laws concerning fire standards for flat roofs are not clearly defined, although there are increasing calls for the roof to be treated as a ‘fifth wall’. There are many popular terms that imply a degree of protection from fire but may lack meaning in legal terms, such as ‘Fireproof’, ‘fire retardant’, ‘fire safe’ and ‘Class 0’.

Until recently the Building Regulations and Approved Document B had focussed attention primarily on walls, and although some changes have now been introduced there is a general belief that the regulations should go even further. For example, although the external spread of fire is dealt with in part B4 of the Building Regulations, there is no outright ban on the use of combustible material in flat roofs or insulation.

Approved Document B of the Building Regulations is concerned with the evaluation of a roof’s performance when subjected to extreme heat. The highest achievable level is BROOF(T4), but this still fails to take into account the way in which individual components will react to fire. Neither does it indicate how well the roof might perform if exposed to fire from elsewhere in the building, including the implications of smoke production and the emission of toxic gases.

One practical way of getting around this is to check roofing materials for their Euroclass rating, regarding its reaction to exposure by fire. Non-combustible materials will have a rating of either A1 or A2-s3,d2. It’s worth noting that roofing products containing materials with a Euroclass rating as low F can still achieve the highest performance level of BROOF(T4).

This shows that even BROOF(T4) is not sufficient to ensure compliance with the current regulations. And since they specify that any roofing materials over compartment walls must be on a deck or substrate of A2-s3,d2 material at the very least, it’s essential to ensure this is done. One way forward is to advise your clients to get a Declaration of Performance (DoP) certificate from roofing product manufacturers.

When it comes to fire safety, we would recommend advising your clients to check their roofing products and materials do not hinder the legal fire classification of a roof.

Once applied and fully dry, Giromax® coating products are a fire-safe option for industrial roofing systems. BBA Approved and guaranteed for up to 20 years, our range of market-leading coatings are a high-performance choice for a variety of roof and guttering repairs.

The History of Cladding: Metal Roofing

Roofing materials

Metal roofing has its roots in the American Civil War, when Robert Morris, a manufacturer from New Jersey, decided to create a sheet metal roof for his own home in Philadelphia. He’s credited with being the first person to do so, although it wasn’t long before other people started to recognise the benefits of this material.

Originally, asbestos cement cladding was the popular choice for roofing systems. In the late 19th century, agricultural buildings in the UK used this type of material. As it was relatively cheap and fireproof, its use became much more widespread during World War II. But it faced stiff competition from vinyl siding and wood clapboard in the years following the war, and once asbestos fell out of favour it ceased to be such a viable option.

Meanwhile the use of aluminium had also been helping to make asbestos cement cladding obsolete. Widely available in the post-war years, aluminium alloy was cheap, flexible and strong, making it an ideal choice for a roofing material.

Corrugated iron had also been developed at the start of the 19th century in England, creating rigid cladding panels without too much excess weight. This enabled them to be installed cheaply and easily, making them extremely popular for a range of uses. Within just a few years the French had come up with galvanisation, in which metal is combined with zinc to prevent the spread of rust, as well as making the material resistant to fire.

Over in Canada, tinplate iron roofing became popular before spreading south to the US. Low-cost, lightweight and requiring little or no maintenance, tinplate roofing was popular throughout the 19th century, in part thanks to its ability to withstand embossing, giving it a decorative effect. This was followed by terne plate, which requires iron to be treated with an alloy of tin and lead.

Popular metal roofs

Nowadays, steel and aluminium are the two most popular options for metal roofing systems. They are cost-effective, hardwearing and easy to work with. Steel is stronger, heavier and easy to coat with protective finishes which guard against corrosion and rust. Aluminium is rust-resistant and much lighter, but it’s also easier to dent and it costs more too.

Other metals are sometimes used for metal cladding. Copper has been used as a roofing material for centuries and is admired for its inbuilt resistance to rust, and for the way it weathers to an attractive finish. Lead is another traditional roofing material, which is extremely durable and highly malleable. However, both of these options are fairly expensive and are a great attraction for thieves, who appreciate its resale value!

Zinc is also sometimes used as a roofing material, thanks to its versatility and resistance to corrosion. Other options include various alloys, created from more than one type of metal for enhanced durability and strength.

Metal roofing issues

Roofs made from metal profile sheets can withstand extreme temperatures and resist all types of weather conditions. But the cut edges are exposed to oxygen, which causes them to deteriorate and corrode over time. Once rust has set in, the integrity of the cladding is very quickly compromised, so it’s essential to undertake regular checks.

Cut edge corrosion is usually most visible across the horizontal edges, where the material is involved in eaves, seams and overlays. But this type of damage is usually not visible without a thorough inspection, making it all too easy to overlook. Water can get in, spreading through capillary action, and needs to be addressed quickly to avoid further problems.

Regular checks are an essential part of an effective metal roofing maintenance programme. It’s recommended that skylights and gutter overhangs should be regularly inspected to make sure they’re in good repair, quickly removing any potential blockages. Even small amounts of water or chemicals building up in gutters could potentially affect the cut edges of metal cladding, which could lead to expensive and inconvenient repairs over time.

When checking a metal roof on an older commercial property, it’s important to use the right type of products to carry out any repairs, especially when it comes to dealing with cut-edge corrosion. Giromax has a range of coating products designed for metal profile roofs. Our products address the top and reverse side of the cut edge using laminar flake technology that seals and bonds with corrosion. Easy to apply, our products have a 20-year guarantee.

If you need advice on choosing products for roofing repairs, please speak to the Giromax team who will be able to offer guidance. Call 01455 558969 today or make an enquiry.

Unforeseen Dilapidations

Schedule of Condition at the start of the lease period

The Schedule of Condition relating to the property is an important starting point. Where the Schedule of Condition is not carried out sufficiently, there’s very little room for legal manoeuvring later on. So, it’s important that your client begins any lease with a fully completed schedule, including high-quality images for avoidance of any doubt over the condition of the property at the start of the tenancy.

For the purposes of dilapidations, it’s absolutely essential to include key clauses that specifically refer to the Schedule of Condition. These clauses should fully reference yield up clauses and repairs, as well as decorating expectations and rent reviews, so that everyone knows exactly what’s expected of them.

Of course, it’s usual for the tenant to be required to undertake repairs and to redecorate the premises internally, externally or both. But it’s vital this is put down in writing. Building owners must state the exact responsibilities of the tenant, especially when it comes to drains, boilers and roofing issues, for example. It’s also important to include details about any expenses or professional fees that the tenant will be responsible for paying.

Metal Roof

Landlords may need a Declaration of Intention

The whole point of dilapidations is the aim of returning the property to the building owner or landlord in the same state – or better – than at the start of the tenancy period. This ensures the landlord won’t be out of pocket when renting the premises out to the next tenant. But this implies the landlord will be retaining the property for the same, or similar, purposes.

These days, an increasing number of office and shop owners are deciding to convert buildings to living accommodation instead. And if this is the case, there’s no onus on the tenant to restore the property to its former state, since that would be of no benefit to the landlord. The landlord can issue a Declaration of Intention which will show the intended use of the premises going forward, which helps to clarify the situation for all parties.

Man on Metal Roof

Dilapidations and roofing

Clients can sometimes overlook the roof when preparing the Schedule of Condition, but the importance of subjecting this to a thorough survey will be at the forefront of any surveyor’s mind. Building owners or landlords may need reminding that this needs to happen at the start and the end of a lease. It safeguards both tenants and landlords against unwanted and unexpected costs at the end of the lease period, especially if the roof becomes damaged.

As a thorough roof inspection will reveal any problems or issues that could be of concern over time, this enables both the tenant and the landlord to see clear evidence of where the roof is in its lifecycle at the start of the lease term. So, any problems can be dealt with quickly and efficiently when the end of the lease is reached, avoiding any unexpected issues and nasty surprises in the long term.

Checking the roof for a Schedule of Condition report usually involves hiring a cherry picker for a few hours. It may be an additional cost for building owners, but when you explain the advantages of knowing exactly what condition the roof is in, it’s a highly worthwhile expense. Your client needs to remember their property can only retain its value and legal conditions, when a building has been thoroughly checked for any unforeseen dilapidation repairs.

Close Image of Metal Roof

When it comes to dilapidations, the Giromax team are on hand to provide you with technical guidance and market-leading roof coatings. Call 01455 558969 today or make an enquiry.

What is the Best Treatment for Cut Edge Corrosion in Profiled Steel Roof Sheeting?

What is Cut Edge Corrosion?

Roof sheet manufacturers’ performance statements refer to the lifetime of the pre-finished steel sheet in terms of the period when the building owner must consider whether to re-paint the sheet, either to upgrade the aesthetics or to preserve protection of the steel substrate. Within that lifetime, edge peel may arise from normal weathering. It is most often seen at sheet overlaps and at eaves and gutter overhangs, and if neglected, this edge corrosion can eventually compromise the structural integrity of the sheet.

The development of cut edge corrosion is difficult to predict. It is progressive by nature and accelerates in proportion to the accumulation of conductive elements especially capillary held water, eventually overcoming the protective sacrificial barrier which is usually zinc or a zinc alloy. Ideally, long sheets from ridge to eaves should be specified, reducing the need for overlaps. In practice, this is not always possible where long runs or translucent sheets are required.

Cut Edge Corrosion

How can we treat Cut Edge Corrosion?

If the problem of cut edge corrosion has subsequently arisen, its treatment must necessarily follow a specification that excludes water from the lap, without the ability to lift and reset the roof sheets. In addition, the joint must remain flexible enough to accommodate stresses from building movement, sheet expansion and foot traffic and withstand extremes of weathering, temperature, and UV.

This is a difficult specification to achieve and one that was best serviced for many years by the use of the traditional silicone system. Successful treatment however, depended on two key factors which inevitably could be viewed as system limitations.

What are the limitations of traditional silicone based treatments?

1. Firstly, corrosion control depended entirely on the adhesion properties of silicone in being able to smother and starve the substrate of the two main agents of rust – air and moisture.

Using a silicone-based system, adhesion can only be achieved on a completely dry surface.

2. Secondly, to fully accommodate sheet movement and keep the lap sealed, the system must remain flexible.

A silicone-based system remains relatively soft, especially during its curing cycle which makes it potentially vulnerable to impact and abrasion damage, especially from the curiosity of birds.

So what options are available that avoid the limitations of silicone based systems?

With these restrictions in mind Giromax have introduced a more technologically advanced solution.

Giromax® uses the latest hybrid technology that takes full advantage of properties introduced and developed to overcome the application and wear limitations of silicone alone.

Fully moisture tolerant, the Giromax® system can adhere to all surfaces in the treatment of corrosion, by penetrating and binding at the molecular level to barrier air and moisture from the substrate using laminar flake technology.

By removing application restrictions and performance limitations, the Giromax® system achieves complete adhesive encapsulation of the overlap, hardening to a tough elastic coating with high impact and abrasion resistance.

What impact will this decision have on your commercial roofing project?

Using the latest technology and avoiding the limitations of traditional silicone systems will lead to better results in less time, saving on labour costs and allowing you to complete more work faster.

If you are still using traditional silicone based systems, here are the reasons why you need to shift to Giromax technology:

– One Coat System

– Use straight from the tin

– Comprehensive Colour Range – at no extra cost

– Same Day Wash and Apply

– Reduced Labour & Access costs

– Cures harder – resilient to ‘Bird Attack’

– Less time spent on site and working at height

– 20 Year Guarantee

Have more questions? Need pricing information?

Get in touch

9 Reasons Why Recoating your Commercial Roof Will Save You Money

1- Your roof may fail under the added weight…

The first consideration must be whether or not the building structure will bear the weight of another layer of recommended gauge steel sheets and supporting framework. Calculations must factor in snow loading.

2- More holes = more problems down the line

‘Through fix’ installations that utilise the existing purlins must necessarily involve drilling further holes in the existing sheet, risking moisture penetration and air leakage leading to condensation.

3- You will create the issue of CONDENSATION…

Where the old roof is retained as a liner, a new vapour protection layer must be added if it cannot be sealed. The VCL should be located above what will become the internal sheet but is difficult to seal when punctured with fixings for the support brackets for the new skin, risking ‘cold bridging’.

4- Matching performance properties for all other materials

A vast array of support and ancillary fixings, sealants and thermal performance materials must match the design life guarantee of the chosen over-sheet system.

5- Over-sheeting causes heavy disruption to your site

A strictly controlled programme involving large and heavy deliveries, storage, movement of men and materials and handling must be carefully planned and safely managed.

6- Recoating is inevitable!

Like the original sheet, the over-sheet will itself need recoating as it reaches its normal expected repaint schedule. The same factors affecting performance will prevail on the factory coating of an over-sheet option. Cut edge corrosion will almost inevitably occur during its lifetime.

7- Recoating is the sustainable choice…

Steel sheet production requires large resources of finite raw materials and energy. Having a steel roof already in place requires only recoating to protect it indefinitely.

8- Life-cycle costs far greater with over-sheeting

Over-sheeting means double roof sheet disposal at building end of life.

9 – Giromax® Roofcoat is revolutionising the coating industry…

Giromax® Roofcoat is the NEW cut edge corrosion treatment from Giromax Technology, achieving better results for longer. It can be sprayed directly from the tin. No mixing required. And like previous versions is fully moisture tolerant which means it can be applied to wet surfaces, hardening to a tough elastic coating with high impact and dirt resistance. This single coat system also comes with a 20 year guarantee.

Planned repainting will extend profiled metal sheet life indefinitely, maintaining the strength and value of the building without disturbance. Over-sheeting by comparison is heavy, increases the risk of leaks & condensation and leaves the same coating failure dilemma further down the line. In essence, the roof protection is now provided by a sheet with characteristics and weaknesses possibly worse than that being over clad, with an unnecessary layer of steel effectively doubling sustainable planned maintenance and life cycle costs.

Introducing Giromax® Roofcoat

Why make Giromax® Roofcoat your choice today?

Our technical expertise gained from over 40 years in profiled steel sheet manufacture and refurbishment, enables us to supply the most technically capable up to the minute products available.

It can be sprayed directly from the tin. No mixing required. And like previous versions is fully moisture tolerant which means it can be applied to wet surfaces, hardening to a tough elastic coating with high impact and dirt resistance. This single coat system also comes with a 20 year guarantee.

Why stop work when the roof is wet? Giromax® is fully moisture tolerant!

Treatment of the cut edge is included as standard when the Giromax® system is specified, where it is designed to address both the top and reverse side of the cut edge using laminar flake technology that seals and bonds with corrosion.

Giromax® Roofcoat is the first choice to reinstate the protective covering to profiled metal roofing for the following key reasons:

  • One Coat System
  • Use straight from the tin
  • Comprehensive Colour Range – at no extra cost
  • Same Day Wash and Apply
  • Reduced Labour & Access costs
  • Less time spent on site and working at height
  • 20 Year Guarantee

Make Giromax® Roofcoat your choice today!

We’re always here to help.

Whether you want more information, a quote or are simply seeking some expert advice. Call our friendly advisers on 01455 558969 or enquire today.

How to protect your roof from Bird attack?

Bird Attack – Repeated Damage

One of the main issues Giromax faced in the treatment of cut edge corrosion and one which sought to overcome was the repeated damage to the silicone installation from birds, especially gulls and crows. Many of the projects undertaken were located near to ready sources of food, whether fast food outlets or recycling centres, which often attract nesting colonies to the surrounding roofs.

Once established, bird damage arises out of their natural curiosity towards their surroundings, constantly testing the roof structure by disturbing roofing materials as they search for food and burrowing insects.

The following reasons explain why the continual presence of roosting birds are on a roof can be an unwelcome and costly nuisance.

Giromax® Edgecoat has been specifically developed to supersede the design limitations of older silicone treatments by overcoming both dependence on moisture free corrosion control and a vulnerability to impact and abrasion damage, especially from Bird Attack.

Drains and Gutters

Bird detritus clogs gutters and outlets. When drainage is obstructed, excessive standing water accelerates gutter degradation, reducing service life. If a high enough volume of water collects, water ingress to the building is possible.

Bird Damage



Birds pose a risk to health from parasites and transmittable bird-borne diseases. Inhaling and ingesting micro-organisms from bird droppings can result in serious health problems. Diseases can be transmitted into the building through roof leaks or maintenance personnel where food contamination could be a problem.

Bird Damage


Rooftop Work

Birds can create a safety hazard for rooftop workers. Bird droppings can be very slippery. The risk of slipping and falling is increased when birds have been on the roof. Nesting birds may swoop and dive at maintenance personnel, creating dangerous working conditions.

Rooftop Work Damage


Coating Damage

Bird pecks can result in serious damage to the roof systems. Pecking birds can cause punctures to coatings and membranes, increasing the likelihood of leaks. In the case of silicone based cut edge treatment, their curiosity towards any work activity means they naturally investigate, testing often to destruction any newly applied material.

Coating Damage


Repeated Attacks – Old & New

It wasn’t just fresh material that suffered.

Revisiting older installations often revealed recent and repeated attacks through to the prepared substrate which had then re-corroded affecting the edge either side of the damage, even creeping onto the lower sheet.

This is particularly frustrating for both the client who has paid for what they believed would be long term protection and the contractor who has to return to a completed project, often within weeks, to reinstate the system they’d worked hard to install.

Although the ‘standard’ response to bird damage is that it is easily repaired with further material, in reality such repair involves protracted negotiation with occupiers

HSE provision requires additional access costs, insurance, contractor admin and, equally difficult to plan for – dry weather conditions governing at least two visits. And although Giromax always offered assistance with free issue materials, this in itself was never a long term or satisfactory solution.


Giromax® Edgecoat

Giromax Edgecoat

Giromax® Edgecoat has been specifically developed to supersede the design limitations of older silicone treatments by overcoming both dependence on moisture free corrosion control and a vulnerability to impact and abrasion damage, especially from bird attack.

Giromax® Edgecoat uses the latest hybrid technology utilising a silane terminated polymer backbone that takes full advantage of the properties of both silicone and urethane and has been developed to overcome the application and wear limitations of silicone alone.

Fully moisture tolerant, the system can accommodate damp surfaces, removing application restrictions and performance limitations. The Giromax® sealant also incorporates glass laminar flake technology to stabilise lap corrosion, achieving edge encapsulation by hardening to a tough elastic coat with high impact absorption and damage resistance.

Giromax Edgecoat


Giromax® Edgecoat

Whether you want more information, a quote or are simply seeking some expert advice. Call our friendly advisers on 01455 558969 or enquire today.

Giromax Cut Edge Corrosion Treatment


The lifetime of a profiled steel sheet is governed by the durability of its protective coating. Factory applied (pre-finished) coatings such as Plastisol eventually deteriorate and re-painting becomes necessary for continued protection of the steel substrate. Also within that coating lifetime, corrosion at the sheet cut edges can arise from normal weathering, especially at sheet overlaps, potentially affecting the integrity of that critical roof detail.

When treatment of the cut edge was first considered, the aim was to stabilise and where possible preserve the designed overlap until the roof sheet reached its repaint stage. It was realised that it was not sufficient to treat the corrosion on the outer surface alone. To prevent corrosion affecting the reverse side of the sheet, water held by capillary action had to be excluded from the lap.

In addition, failed experiments with tape soon exposed the fact that for the joint to remain sealed, the treatment had to be flexible enough to accommodate stresses from building movement, sheet expansion and foot traffic whilst also being able to withstand extremes of weathering, temperature, and UV.

To service this demanding specification a silicone based system was chosen, and at the time of its development, the specification design criteria also took into consideration the durability of the factory coating to which it would be applied as this would crucially govern its long term effectiveness.

Treatment depended entirely on the adhesion properties of silicone in being able to smother and starve the substrate of the two main agents of corrosion – air and moisture.

Using silicones, such adhesion can only be achieved on a completely dry surface and since moisture could not be fully displaced from the lap joint, adhesion could not be guaranteed with sealant alone.

The compromise was to augment the sealant with a brushable version, to form an external seal, the performance of which necessarily relied on the age and condition of the factory coating to which it was applied.

Experience had shown that corrosion could typically develop at the sheet cut edge between ten and fifteen years after installation, whilst contemporary manufacturers’ performance data indicated that plastisol had, at best, a durability expectation of no more than 25 years. Consequently, the guaranteed effectiveness of the silicone treatment could only be reliably assured for ten years at most.


Cut Edge Corrosion

Beyond that time, the factory coating itself was predicted to delaminate, allowing moisture to creep under both the weakened coating and the treatment to which it was adhered. Once contact with the steel substrate was re-established, the corrosion process would restart, and unless addressed in a timely manner, as for example during a scheduled roof repaint, significant repair or replacement of the original cut edge corrosion treatment could be anticipated.

To counter these limitations, Giromax have introduced a more technologically advanced solution.

Whilst factory coating performance has now seen dramatic improvements in life expectancy when sourced from market leading manufacturers, there remain many roofs sheeted with profiled steel bearing older or less durable coatings where the limited effectiveness of older silicone treatments could still prove to be an issue. To counter these limitations, Giromax have introduced a more technologically advanced solution.

Advances In Cut Edge Corrosion Treatment – Giromax® Edgecoat

For effective corrosion control, Giromax® does not rely solely on its tenacious adhesion. Nor does it have to rely on the durability of the factory coating.

Giromax® Basecoat penetrates and binds with both corrosion and galvanised substrate at the molecular level, using laminar flake technology to form a hard barrier that prevents air and moisture from reaching the substrate.


Cut Edge Corrosion

Laminar flake is also found in Giromax® Sealant, a moisture tolerant sealant that fully contacts with all surfaces to secure a full inter-lap seal.

It uses the same base structure as Giromax® Edgecoat, the coating that completes the lap encapsulation that results in a tough, UV resistant system that fully satisfies the demand for both corrosion control and flexibility without sacrificing impact and abrasion resistance, securing the treatment of cut edge corrosion for roof sheet repainting when necessary.

Giromax® uses the latest hybrid technology that takes full advantage of properties developed to overcome the application restrictions and wear limitations of silicone alone. Fully moisture tolerant, the system can be applied to all surfaces, wet or dry, speeding up application times and helping meet project demands.

We’re always here to help, whether you want more information, a quote or are simply seeking some expert advice. Call our friendly advisers on 01455 558969 and enquire today.

Giromax Delivers Treatment On Time

GIiromax recently completed a long term treatment to sheet end cut edge corrosion at the large Amazon Distribution facility in Doncaster. Fully moisture tolerant, Girosil® RC-E (now Giromax® Edgecoat) was easily able to meet the challenges presented by this difficult to treat metal roof detail.

Amazon Roof


Amazon Roof


Amazon Roof

Giromax® Edgecoat Cut Edge Corrosion Treatment delivers advanced corrosion control, can be applied in the wet and is resistant to bird attack.

PROJECT: Profiled Sheet Cut Edge Corrosion

SPECIFIER: Watts Group PLC (Leeds)

CONTRACTOR: Doncaster Maintenance Ltd 0845 257 8101

SPECIFICATION: Girosil® Edge RC-E (Cut Edge Corrosion Treatment) – (now Giromax® Edgecoat)

SIZE: 4500 Linear Meters

Giromax® Edgecoat

Giromax® uses the latest hybrid technology that takes full advantage of properties developed to overcome the application restrictions and wear limitations of silicone alone. Giromax® can easily accommodate sheet movement and remains unaffected by UV and temperature, achieving robust lap edge encapsulation by hardening to a tough elastic coat with high impact absorption and damage resistance.

Fully moisture tolerant, the Giromax® system can be applied to all surfaces, wet or dry, speeding up application times and helping meet project demands.


Giromax® delivers market leading Performance, Choice & Reliability. For further information click here to view our revolutionary new product range, all fully guaranteed for up to 20 years.

We’re always here to help, whether you want more information, a quote or advice, simply call our expert team or enquire today.