There are certain signs related to the deterioration of Battery/System Garages that should not be ignored. Here are the most common that occur with the Marley Range and a type from an unknown manufacturer that we refer to as “System B”:
Breakup of the front fascia/lintel/gutter.
With the two main brands the type of failure is different.
The Marley fascia/lintel/gutter has an intricate wire frame and seldom collapses along its length, instead chunks fall off either above or below the centre line, sometimes both.
With System B the poorer re-enforcement design of the fascia/lintel/gutter causes this component to collapse along its length. This is seriously hazardous; in the picture shown it has sunk onto the door which cannot be opened, however when the door is forced open the entire concrete section will fall to the ground.
Problems with the Post/downpipe.
With some Marley models there is a problem with the upstand at the top of the post/downpipe. This extension “blade” at the top of the post breaks off and falls. It weighs about 20lbs. This could injure anyone standing below it.
With System B and several other now obsolete types there are other problems.
When water in the post/downpipe freezes the entire component splits and the front falls away. For an adult this could cause injure to legs and feet. For a child this could be fatal.
With all types – Purlin failure.
Inside the garage there are more hazards, in particular cracking purlins that support the roof. They start as hairline cracks, often resembling cobweb lines. Rub them, if they disappear they are cobwebs. If they don’t then they need to be replaced, and soon.
Your Liability
With any of the failures listed above, injury can occur. Currently the owner would be liable and we are informed that this would not be regarded as an insurance loss or claim. Thus a personal injury claim would be payable by the property owner. Where the building is under management the property owner should take legal advice on whether the management company has any claim exposure. Claims for personal injury usually run into six figures. Insurance companies take the view that they do not cover unmaintained buildings and will deny any claim either for repair or for personal injury.