Structural engineers sign off a requirement?

[Doom5003]

I am looking to install 6 panels, each weighing about 28.8kg.
The managing agency says i am required to have a OHS certificate stating that the roof will be able to handle the extra weight.
The complex was build in 1987, or there about.

I have had some reinforcements done but according to the inspector, it isnt enough.
But considering I just recently had about 30 or so tiles be replaced on the roof and nobody fell through, how can the roof not be structurally secure?

To do what the inspector requires would cost between R15,000 and R20,000.
I didnt do this at my previous house, free standing, that was build in 1996. And never had the roof moered in on me in the 7 years i lived there.

The panels will be mounted flat on the tiles, so no added structure.

 

[Lupus]

You live in a complex now, you need to follow their rules. When you are in a freehold house you can do what you want.

 

[Hemi300c]

Key work:- complex

 

[Doom5003]

But doesnt their rules have to comply with the law and what is required by law?
Or can they just make up any rules as they see fit? Only pink cars are allowed inside. All residence must wear bright green reflective clothing when outside etc.

 

[Doom5003]

And shouldnt this be clearly stated on their rules?

 

[wingnut771]

Shouldn't the complex know if their roofs are good enough?

 

[Lupus]

And shouldnt this be clearly stated on their rules?

So ask them for the rules and where it states this? If you got a copy of the rules (which you should've when you bought the place), ask them where it states you need this requirement.
But remember in a complex you need to follow the rules, as this was agreed upon by the majority of owners (the Body Corporate). If this requirement is no longer required you could call for an SGM with all the owners or those that gather to re-examine the rule and see if there are compromises or what could be done. But good luck, most owners in complexes are apathetic but quick to moan about the rules.

 

[Lupus]

Shouldn't the complex know if their roofs are good enough?

Might be why they asking for the structural engineering sign off, also for insurance purposes I guess.

 

[Doom5003]

Shouldn't the complex know if their roofs are good enough?

Exactly, i have had numerous people walk on the roof and non of them mentioned anything about it being of poor quality and cracking under their feet.

 

[wingnut771]

Might be why they asking for the structural engineering sign off, also for insurance purposes I guess.

Why is that responsibility on only one owner?

 

[Lupus]

But doesnt their rules have to comply with the law and what is required by law?
Or can they just make up any rules as they see fit? Only pink cars are allowed inside. All residence must wear bright green reflective clothing when outside etc.

You know the part that says private property, enter at own risk. Well that means that technically the rules could be that within reason, but you'd have gotten those rules before buying, you'd have also have needed to sign it and agree to them.
But the joys of complex living are, you can gather all the owners and change the rules, I mean you could, but 99% of the time the owners are too lazy but will still moan.

 

[wingnut771]

Exactly, i have had numerous people walk on the roof and non of them mentioned anything about it being of poor quality and cracking under their feet.

and it was built during apartheid so it must be good enough.

 

[Lupus]

Why is that responsibility on only one owner?

It's probably on all the owners, otherwise it's a silly rule.

 

[wingnut771]

It's probably on all the owners, otherwise it's a silly rule.

So all the owners must spend R20k each instead of just the complex spending R20k and applying that data to all the units?

 

[Lupus]

and it was built during apartheid so it must be good enough.

Yeah noooo, building standards have come along way since the 80s, my house was built in the 80s, they really did what they liked as long as it was "compliant" and there wasn't as many compliancies to follow.

 

[Doom5003]

So ask them for the rules and where it states this? If you got a copy of the rules (which you should've when you bought the place), ask them where it states you need this requirement.
But remember in a complex you need to follow the rules, as this was agreed upon by the majority of owners (the Body Corporate). If this requirement is no longer required you could call for an SGM with all the owners or those that gather to re-examine the rule and see if there are compromises or what could be done. But good luck, most owners in complexes are apathetic but quick to moan about the rules.

And if nothing even remotely close to this is mentioned in the rules?
I can always just ask the complex insurance what their requirement are, or just get this added to my insurance?

 

[wingnut771]

Yeah noooo, building standards have come along way since the 80s, my house was built in the 80s, they really did what they liked as long as it was "compliant" and there wasn't as many compliancies to follow.

My house was built in the 30's, still seems to be standing. Doesn't even have plastic under the tiles.

 

[Lupus]

So all the owners must spend R20k each instead of just the complex spending R20k and applying that data to all the units?

It would still apply to all the owners, as the complex money is from the fees paid, plus no structural engineer would just do one place and sign off a complex. As there could be other factors that might affect the roof. Plus of course the structural engineer wants money .

 

[Lupus]

And if nothing even remotely close to this is mentioned in the rules?
I can always just ask the complex insurance what their requirement are, or just get this added to my insurance?

You could yes, but also take into account that you're going against the "rules" rather find out what rule it is and where it is stated within the documents you signed. As they must be able to present it to you, not just blanket it with it's the rules.
Plus you shouldn't have any insurance besides the inside contents.

 

[Lupus]

My house was built in the 30's, still seems to be standing. Doesn't even have plastic under the tiles.

Oh the houses will still stand, that part was rock solid, but it's things like plastic under the tiles, how many screws/nails in the ceiling, the slopes of the roofs, the distance between gutters and fascia. Things you don't really think of, but apparently have been changed or modified.
Like asbestos ceilings, people freak out over that, but it's like well as long as you're not grinding the ceiling or cutting it everyday, you won't have issues.