Manufacturer Roof Surveys vs Independent Roof Surveys
Understanding the Difference
Many building owners assume that all roof surveys provide the same type of information. In reality, the purpose, scope and professional responsibility associated with a roof survey can vary significantly.
The quality of any roof survey is heavily influenced by the scope of instruction. A survey intended to assess coating suitability will naturally focus on different issues than a survey instructed to assess overall roof condition, service life or future expenditure risk.
Many manufacturers offer free roof surveys as part of their service. At Liquasil, we do the same.
These surveys can provide valuable information and often form the starting point for developing a specification, budget estimate or refurbishment strategy.
However, building owners, asset managers and professional advisers should understand that a manufacturer’s roof survey and an independent roof survey are not the same thing.
Whilst both have value, they serve different purposes and answer different questions.
A manufacturer’s survey is generally intended to determine whether a particular product or system is suitable for the roof.
An independent survey is intended to establish the overall condition of the roof asset and identify the most appropriate remedial strategy, regardless of which products or manufacturers may ultimately be involved.
Understanding this distinction can help clients make better-informed decisions and reduce the risk of costly mistakes.
Why Manufacturers Offer Free Roof Surveys
Manufacturer surveys are a common feature within the roofing industry.
They allow the manufacturer to assess the condition of the roof, identify defects relevant to their system and determine whether their proposed solution is technically suitable.
Free manufacturer surveys are generally undertaken to assess the suitability of a manufacturer’s products rather than to provide independent professional advice regarding the building as a whole.
A well-conducted manufacturer survey can provide useful information regarding:
- Roof covering condition
- Corrosion and coating failure
- Cut edge corrosion
- Gutter condition
- Areas requiring repair
- Suitability of a proposed coating or lining system
- Preliminary budget costs
- Specification guidance
For many projects, this information is an important part of the decision-making process.
Where a roof coating system is being considered, a manufacturer’s survey can help establish whether the roof is suitable for refurbishment, what preparation and repair work may be required beforehand and also, whether a BBA Approved metal roof coating or a more budget friendly metal roof coating is more appropriate.
However, it is important to recognise that the survey is typically focused on assessing suitability for a particular system rather than providing a comprehensive assessment of the entire roof asset.
What Does an Independent Roof Survey Cover?
An independent roof survey starts from a different position.
Rather than assessing whether a particular product can be applied, the survey seeks to understand the overall condition of the roof and identify the most appropriate course of action.
On larger refurbishment projects, the distinction becomes particularly important where multiple remedial options exist.
A roof may be suitable for coating, overcladding, localised repair or replacement depending upon its condition. Determining which approach is most appropriate often requires an independent assessment before specific products are considered.
This may include identifying defects such as cut edge corrosion, underside corrosion, roof sheet deterioration, failed rooflights and gutter defects before determining the most appropriate remedial strategy.
Depending upon the scope of instruction, an independent survey may consider:
- The condition of roof sheets and roof coverings
- Structural concerns
- Fixings and fasteners
- End laps and side laps
- Cut edge corrosion
- Underside corrosion
- Gutters and rainwater drainage systems
- Rooflights
- Flashings and details
- Previous repairs
- Health and safety issues
- Remaining service life
- Alternative refurbishment options
- Replacement or overcladding opportunities
The objective is to establish the nature and extent of defects before considering which remedial solution is most appropriate.
In many cases, the outcome may be a coating system. In others, a different solution may be more suitable.
The Importance of Professional Responsibility
One area that is often overlooked is professional liability.
Recommendations made during a roof inspection can influence significant expenditure decisions. Whether a client chooses to repair, coat, overclad or replace a roof can have substantial financial consequences.
For this reason, clients should understand who is providing the advice, what qualifications and experience they possess and whether Professional Indemnity Insurance is in place to support that advice.
This is particularly important where recommendations extend beyond the suitability of a specific product and into broader questions regarding building condition, service life or remedial strategy.
Professional qualifications and insurance do not automatically guarantee good advice, but they do provide an additional level of accountability and protection for the client.
Which Approach Is Best?
In reality, independent surveys and manufacturer surveys should not be viewed as competing services.
The most robust refurbishment strategies often involve both.
An independent survey can identify defects, assess risk and establish the most appropriate remedial approach.
A manufacturer survey can then confirm whether a particular system is suitable and provide detailed specification support.
The independent survey identifies the problem.
The manufacturer confirms the suitability of the proposed solution.
When used together, both services can help ensure that refurbishment decisions are based on a clear understanding of the roof’s condition rather than simply the availability of a particular product.
Conclusion
Manufacturer roof surveys can be extremely valuable and often represent an important first step in the refurbishment process.
However, they should not be confused with an independent roof survey.
Understanding the difference allows building owners, asset managers and professional advisers to obtain the right information at the right stage of a project and make decisions with greater confidence.
For significant refurbishment projects, independent professional advice and manufacturer input are often complementary services that together deliver the best outcome for the building owner.
When Is an Independent Roof Survey Most Appropriate?
Pre-Acquisition Surveys
Where the purchaser requires a completely independent assessment of roof condition and likely future expenditure.
Dilapidations & Lease-End Assessments
Where the extent of repair liability may have significant financial implications for the tenant, landlord or both.
Major Refurbishment Projects
Where multiple options such as repair, coating, overcladding or replacement are being considered.
An independent industrial roof survey will involve a cost because an independent surveying practice has numerous overheads to cover.
Costs will vary dependent upon a number of factors including size and complexity of the roof, along with geographical location and method of access.
In addition to the actual on-site work, more time off-site is taken to consider the condition of the roof, compile a report and make the necessary recommendations based on the condition of the roof. This can take anything from several hours to several days to complete.
Depending upon the condition of the roof, options may range from localised repairs and cut edge corrosion treatment through to roof coating, overcladding or complete replacement.
If a specification for a new roof, overclad or other refurbishment works are required as part of the survey, you can expect to pay considerably more. Beware of cheap surveys because they are often a false economy.
Building owners seeking a better understanding of common industrial roofing defects may also find our technical guidance library useful.
The objective should not be to choose between an independent survey and a manufacturer survey. The objective should be to ensure that each is used appropriately. Independent surveys establish the condition of the asset. Manufacturer surveys help determine the suitability of specific systems. Together, they provide a more robust basis for refurbishment decisions.