Guttering Advice Please!

[JSF]

Hi I have recently had a loft extension built with cladding but no guttering added underneath where the cladding meets the brickwork. There is in built gutter on top the roof of the building which drains away to the right - but nothing on the party wall side pictured below. The builders are returning to attach a bespoke gutter to the party wall to prevent the water running down the brickwork so hoping that will help.

They also plan to add a trim on the back on the house however, I am not convinced this will solve the damp issue I have in my bathroom - and feel like some form of guttering / hopper needs to be added to prevent the damp issues in my bathroom continuing.

Problem 1: Since the cladding has been installed my neighbour has complained of water cascades down his side see pic 1 which is also causing damage to my brickwork. A bespoke gutter is going to be created that doesn't overhang into my neighbours side.



Problem 2: Water is soaking through the brickwork on the back of the house as coming through into the bathroom. See Pic 2...

The builders have said they can't add a gutter to the back of the house due to the angle - saying water would hit a hopper and fly into next door. 

Is there another solution? I am not confident that a trim will take away enough of the water to resolve my bathroom issues - pictured below!


Original house: No water issues in bathroom as we had a gutter on that corner to drain the water away.

[Redbeard]

Hello. Your penultimate pic appears to be an earlier one with a red line added, but no apparent explanation of the red line. Is it meant to say 'should this have been a gutter with a fall-pipe at the RH end?'. In which case 'yes.

 

You seem to refer to this wall as the 'party wall'. I can see it appears to be the boundary, but then (single-storey, I assume) bldg at the bottom appears to be a garage. Does it share that wall?

 

Seems to me there ought to be gutters at the bottom of the metal cladding all round. I cannot read the pics too well but it looks at if the builder has assumed that if it's in line it's all one wall and does not need a gutter. I think the different behaviour of the 2 materials - one completely impervious with no 'buffering' and one (the brickwork) somewhat absorbent and thus 'buffering' - means a gutter is necessary. I cannot see enough to know that this would solve all your problems.

[JSF]

Thanks for your reply @Redbeard  Yes sorry,  I wasn't aware all the pictures were going to be posted hence the lack of explanation.

I have spoken to the cladding team today who said a bespoke gutter could not be fitted where the red line is due to it being a flat surface so the water may sit and cause more issues. My neighbour does not want normal guttering to over hang into his airspace as he is selling his property and doesn't want to complicate things!

The garage doesn't share the same wall but is built very close to my property many years ago - I assume this would not be allowed now!?

I am hoping there may still be a bespoke solution that could sit on top of the ledge and not interfere with his airspace.

Thanks

[Redbeard]

It is hard to come up with possible answers without fully understanding the construction, but I'll make a guess that the top of the offshot gable/boundary wall (where you need the gutter particularly) is 'capped' with the metal detail, with a 'downstand' down the wall as shown and, presumably, and 'upstand' behind the vertical sheeting. I would be asking myself 'how easily could the vertical sheeting come off so that the 'downstand/upstand detail' I described (however badly!) could be replaced by an 'upstand/upstand' detail, basically a wide gutter, which sits on top of the wall where the existing detail sits?'.

 

So you said:

 

3 hours ago, JSF said:

I am hoping there may still be a bespoke solution that could sit on top of the ledge and not interfere with his airspace.

 

I think that if what you describe as the 'ledge' is what I describe as the 'upstand/downstand detail' then it's not about sitting a gutter on top - it's about replacing one with the other.

 

In terms of liability how tight were the stipulations in the design/contract? Was it 'positive performance-led', insofar as 'it must do this and that'? Were there any negatives - 'It must not do that', for example where 'that' may be tipping water down your wall and onto the heads of the neighbours.

 

And who designed the 'metal top'? Contractor's designer or your architect? Somehow the issue of liability needs to be raised with all parties. Plainly what you have (though it looks quite nice!) is not performing properly.

 

I quite understand your neighbours not wanting to agree to an 'aerial trespass' (no, I am sure that does not exist in so many words, but I hope you know what I mean)