- Case Study -
Block of Flats in Scarborough
Date: 2nd March 2024
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In the picturesque coastal town of Scarborough, North Yorkshire, a block of six flats faced significant roofing issues that were compromising the safety and comfort of its residents.
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The property, a typical late-19th-century structure, had seen better days. Over time, the roof had deteriorated, leading to broken and missing slates, clogged gutters filled with vegetation, and water ingress that caused dampness in the top flat and stairwell.
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This case study explores how a drone roof survey, in collaboration with the leaseholders, freeholders, managing agent, and contractor, played a pivotal role in diagnosing the problems and facilitating effective repairs.
Introduction
Figure 1: Aerial view of the block of flats.
Background
The block of flats had been suffering from ongoing roofing issues for several years.
Tenants in the top-floor flats reported repeated water leaks, damp patches on walls and ceilings, and in some cases, black mould - creating health risks for residents.
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To address these issues more efficiently, one of the leaseholders proposed a drone roof survey.
This modern approach offered a quicker, less invasive way to assess the roof’s condition and provided detailed visual data to pinpoint specific areas of concern.
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What made this more challenging for all concerned, is that works had already started to the roofline when a major fire started in a adjacent property - causing fire damage to the refurbed areas of the roof.
The Challenges
Several challenges made this project particularly complex:
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Aging Roof Structure:
The roof was decades old and materials such as the slate tiles were nearing the end of their lifespan. Coastal weather had caused significant wear and tear. -
Vegetation in Gutters:
Gutters were clogged with moss, leaves, and debris, blocking drainage and causing water to overflow into the building’s structure. -
Water Ingress and Dampness:
Water ingress had caused extensive dampness in the top-floor flats, resulting in patches of black mould and an unhealthy living environment. -
Stakeholder Coordination:
With leaseholders, freeholders, a managing agent, and a contractor involved, clear communication and agreement on solutions were essential.
Figure 2. Areas of damp in top stairwell.
The Drone Roof Survey and Inspection
The survey was conducted on a clear day for optimal visibility and accurate data collection.
Equipped with high-resolution cameras, the drone captured detailed images and videos of the roof, gutters, and exterior walls.
The survey took only a few hours - far less time than a traditional inspection
Key Findings:
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Broken and Missing Slates:
Several slates were damaged or missing, creating entry points for water and leading to the damp issues. -
Clogged Gutters:
Gutters were filled with vegetation and debris, preventing proper drainage and worsening the damp problems. -
Damage to Flashing and Chimney Stack:
Flashing around the chimney stack was damaged and the chimney stack itself showed signs of deterioration. -
Wall Dampness and Mould:
While the drone couldn’t inspect interiors, exterior evidence aligned with reported internal damp and mould, indicating a need for immediate repair.
Figure 3. Holes in slate roof and displaced & broken tiles.
Collaboration and Decision-Making
Armed with the survey data, the managing agent convened a meeting with leaseholders, freeholders, and the contractor to discuss findings and agree on a plan of action.
The drone imagery helped all parties visualise the problems and understand the urgency of repairs.
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Key Points Discussed:
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Cost Estimations:
The contractor provided detailed estimates for replacing slates, clearing gutters, repairing flashing, and addressing chimney issues — made more accurate thanks to drone imagery. -
Access and Safety:
Using a drone reduced the need for scaffolding during inspection. Scaffolding was still required for the repair phase but was planned carefully to minimise disruption to residents. -
Timeline:
The group agreed to complete repairs before winter, taking into account weather and contractor availability. -
Funding and Contributions:
As with most leasehold properties, repairs were funded by contributions from leaseholders, with the managing agent facilitating transparent discussions.
The Repair Process
Once the plans were finalised, the contractor began the repair work.
The first step was to clear the gutters of all vegetation and debris.
This was done swiftly, preventing further water overflow and mitigating the risk of additional water ingress.
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Next, the damaged and missing slates were replaced.
The contractor sourced matching slates to maintain the aesthetic integrity of the roof, ensuring that the repairs blended seamlessly with the existing structure.
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The flashing around the chimney stack was repaired, and additional waterproofing measures were implemented to prevent future issues which included soakers and stepped flashings.
The chimney stack itself was repointed and the flaunching renewed to address the wear and tear identified during the survey.
Figure 4. This image was taken 35 meters above the property. It shows a hole in the roof caused by a missing slate.
Figure 5. Zoom x 10 image of the hole in the roof, showing roofing lath underneath and part of the roofing truss.
Outcome and Benefits
The drone roof survey proved invaluable in resolving the roofing problems.
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Key Benefits:
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Cost-Effective Inspection:
Cheaper than traditional inspections and provided a more comprehensive understanding of roof conditions. -
Quick and Accurate Data Collection:
High-resolution images enabled precise identification of areas needing repair. -
Minimised Disruption:
The inspection required no scaffolding, reducing disruption for residents. -
Improved Communication:
Visual data helped stakeholders reach decisions faster and more collaboratively. -
Enhanced Safety:
Reduced the need for manual roof access, mitigating risks — particularly in poor weather. -
Long-Term Solutions:
Comprehensive repairs tackled both immediate and potential future issues, extending the roof’s lifespan.
Conclusion
The drone roof survey for the block of flats in Scarborough demonstrated the power of modern technology in addressing traditional building maintenance challenges.
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By delivering fast, accurate, and cost-effective data, the drone survey enabled stakeholders to make informed decisions and carry out repairs that restored the safety and comfort of residents.
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This case study highlights how innovative solutions can improve property management and set a precedent for future projects.
If you need an in-depth survey like this, please find more info on our Drone Roof Survey page. Or book a drone roof survey below.