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.

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.

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.

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

 

Disease

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.