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  • FIRST POST
    • Elston
    • By Elston 10th Oct 16, 11:22 AM
    • 15Posts
    • 0Thanks
    Elston
    Garage Roof Replacement
    • #1
    • 10th Oct 16, 11:22 AM
    Garage Roof Replacement 10th Oct 16 at 11:22 AM
    Hello,
    I have received a quote to replace our cement fibre pent garage roof with a metal,' Plastisol' coated roof, with anti-condensation membrane. The quote includes new uPVC fascia boards, gutter and downpipe. The garage measures 16' x 8'-6".

    The quote comes in at £1482. I am finding it difficult to get another quote to compare with as there seem to be few companies who specialise in garage roof replacement and conventional roofing companies don't seem to carry out that type of work.

    I am seeking opinions as to whether this seems to be a fair quote. The garage itself cost £787 sixteen years ago (equivalent to £926 today) although to be honest, the roof has leaked to some degree for most of those 16 years, despite me patching it up.

    Any help would be much appreciated.

    Thanks
    PS-Apologies, I see now I should have posted this on the sub-board re fair quotes. Not sure if it's possible to move it.
    Last edited by Elston; 10-10-2016 at 11:31 AM.
Page 1
    • phil24_7
    • By phil24_7 10th Oct 16, 12:33 PM
    • 1,271 Posts
    • 571 Thanks
    phil24_7
    • #2
    • 10th Oct 16, 12:33 PM
    • #2
    • 10th Oct 16, 12:33 PM
    A moderator will no doubt move it in due course.

    Being on the DIY section you will probably get a lot of people suggestion you should do it yourself!
    • andrewf75
    • By andrewf75 10th Oct 16, 12:36 PM
    • 6,482 Posts
    • 10,744 Thanks
    andrewf75
    • #3
    • 10th Oct 16, 12:36 PM
    • #3
    • 10th Oct 16, 12:36 PM
    I got a quote recently for almost exactly the same from a national garage roof specialist company. I haven't got round to it yet, but my next step was going to be to try some local companies.
    • phil24_7
    • By phil24_7 10th Oct 16, 12:41 PM
    • 1,271 Posts
    • 571 Thanks
    phil24_7
    • #4
    • 10th Oct 16, 12:41 PM
    • #4
    • 10th Oct 16, 12:41 PM
    General builders or local roofers will be the ones to contact.
    • glasgowdan
    • By glasgowdan 10th Oct 16, 12:48 PM
    • 1,452 Posts
    • 1,544 Thanks
    glasgowdan
    • #5
    • 10th Oct 16, 12:48 PM
    • #5
    • 10th Oct 16, 12:48 PM
    Agree, get roofers. I got an asbestos garage roof replaced last month, £1500. A non-asbestos one should be significantly cheaper and I'd be looking for something around £1k.
    • Elston
    • By Elston 10th Oct 16, 1:54 PM
    • 15 Posts
    • 0 Thanks
    Elston
    • #6
    • 10th Oct 16, 1:54 PM
    • #6
    • 10th Oct 16, 1:54 PM
    Thanks to all. I have looked at local roofers' websites and they mainly seem to do conventional roofing jobs like dormer roofs or re-felting/tiling. None of them mention garages. Maybe I'll have to contact a couple to enquire.
    Last edited by Elston; 10-10-2016 at 1:58 PM.
    • Elston
    • By Elston 10th Oct 16, 1:56 PM
    • 15 Posts
    • 0 Thanks
    Elston
    • #7
    • 10th Oct 16, 1:56 PM
    • #7
    • 10th Oct 16, 1:56 PM
    OK thanks glasgowdan. Assume that's on the basis that it costs around £500 more to safely deal with asbestos as opposed to cement fibre? Only glad it's not asbestos in that case!
    • 27cool
    • By 27cool 10th Oct 16, 3:02 PM
    • 91 Posts
    • 62 Thanks
    27cool
    • #8
    • 10th Oct 16, 3:02 PM
    • #8
    • 10th Oct 16, 3:02 PM
    Replacing a few sheets of corrugated material on a low roof hardly needs the attention of a roofing specialist. Any competent handyman, DIYer or small builder could do it.
    • phil24_7
    • By phil24_7 10th Oct 16, 3:19 PM
    • 1,271 Posts
    • 571 Thanks
    phil24_7
    • #9
    • 10th Oct 16, 3:19 PM
    • #9
    • 10th Oct 16, 3:19 PM
    Replacing a few sheets of corrugated material on a low roof hardly needs the attention of a roofing specialist. Any competent handyman, DIYer or small builder could do it.
    Originally posted by 27cool
    See, I told ya!
    • phil24_7
    • By phil24_7 10th Oct 16, 3:21 PM
    • 1,271 Posts
    • 571 Thanks
    phil24_7
    I would be looking at replacing it with a better designed roof too.

    Make sure the roof joists are strong enough, then put 18mm osb over them, screwed into the joists. Then your choice is EPDM, GRP or Felt roofing (1 & 2 are the best).
    • andrewf75
    • By andrewf75 10th Oct 16, 3:28 PM
    • 6,482 Posts
    • 10,744 Thanks
    andrewf75
    I would be looking at replacing it with a better designed roof too.

    Make sure the roof joists are strong enough, then put 18mm osb over them, screwed into the joists. Then your choice is EPDM, GRP or Felt roofing (1 & 2 are the best).
    Originally posted by phil24_7
    presumably those materials are for a flat roof?
    • phil24_7
    • By phil24_7 10th Oct 16, 3:38 PM
    • 1,271 Posts
    • 571 Thanks
    phil24_7
    Yes...kinda. The current roof should have a fall to it and the construction method above is for a roof with a fall. Actual flat roofs are a liability as they have no natural drainage and so tend to hold water.
    • andrewf75
    • By andrewf75 10th Oct 16, 3:45 PM
    • 6,482 Posts
    • 10,744 Thanks
    andrewf75
    My garage has a proper pitch. Was just checking you weren't suggesting those materials were better than metal/plastic sheets
    • Elston
    • By Elston 10th Oct 16, 11:44 PM
    • 15 Posts
    • 0 Thanks
    Elston
    My garage has a proper pitch. Was just checking you weren't suggesting those materials were better than metal/plastic sheets
    Originally posted by andrewf75
    I must admit to being slightly confused. I do appreciate the input from various contributors but the technical stuff means nothing to me. My DIY extends as far as basic decorating and maybe some simple tiling but certainly not roofing. Plus, physically, I'm no longer up to that type of job. What I want is someone to replace my roof with one that will be waterproof and will not drip condensation from the inside-and it needs to last. I understood that the Plastisol coated profiled roof panels were a good option and I'm just looking for a fair quote to do the job. £1482 does seem a bit high though, especially in relation to the original cost of the garage. If anyone has had a similar job done, I would be interested to know the cost.
    • andrewf75
    • By andrewf75 11th Oct 16, 10:42 AM
    • 6,482 Posts
    • 10,744 Thanks
    andrewf75
    Sorry, I kind of hijacked your thread. I have a pitched roof garage that I need to replace the roof on as well so I was trying to get advice as well.
    Apologies for the confusion!
    • phil24_7
    • By phil24_7 11th Oct 16, 10:48 AM
    • 1,271 Posts
    • 571 Thanks
    phil24_7
    Sorry, I kind of hijacked your thread. I have a pitched roof garage that I need to replace the roof on as well so I was trying to get advice as well.
    Apologies for the confusion!
    Originally posted by andrewf75
    It's probably best to start your won thread so that you get tailored advice.

    Regards
    Phil
    • Furts
    • By Furts 12th Oct 16, 6:58 AM
    • 2,883 Posts
    • 1,816 Thanks
    Furts
    If the garage was new 16 years ago there should be no asbestos in the roof. This means it may be possible to overclad it. A lightweight roof covering of say artificial slates wold be a quick and simple job. This would put the work into the remit of handymen, local builders and roofers.

    Equally you may want the existing sheets removed and the new tile battens screwed into your pent frame.

    If you go with a metal roof be aware of two issues. Most small builders and handymen will not be interested - they are used to working with bricks, roof tiles, mortar and timber. The second is metal is a disaster for condensation. You have been told a membrane will be fitted to combat this. I suspect this is sales spin for ordinary roofing underlay.

    Condensation can be alleviated by improved ventilation and this is should be allowed for with a metal roof. Only you know what the quote allows for here.
    • Elston
    • By Elston 12th Oct 16, 3:42 PM
    • 15 Posts
    • 0 Thanks
    Elston
    If the garage was new 16 years ago there should be no asbestos in the roof. This means it may be possible to overclad it. A lightweight roof covering of say artificial slates wold be a quick and simple job. This would put the work into the remit of handymen, local builders and roofers.

    Equally you may want the existing sheets removed and the new tile battens screwed into your pent frame.

    If you go with a metal roof be aware of two issues. Most small builders and handymen will not be interested - they are used to working with bricks, roof tiles, mortar and timber. The second is metal is a disaster for condensation. You have been told a membrane will be fitted to combat this. I suspect this is sales spin for ordinary roofing underlay.

    Condensation can be alleviated by improved ventilation and this is should be allowed for with a metal roof. Only you know what the quote allows for here.
    Originally posted by Furts
    I hadn't really considered overcladding the roof. I thought that tiling, whilst a relatively simple job for a proper roofer, would have taken longer and cost more but maybe not. Anyway, food for thought. Thanks for your advice.
    • G_M
    • By G_M 12th Oct 16, 8:14 PM
    • 37,049 Posts
    • 40,970 Thanks
    G_M
    Why would a roofer specify on his website that he does garage roof? Would he have to list extension roofs? Single story roofs?

    A roofer will repair/replace any roof you offer him!
    • Elston
    • By Elston 13th Oct 16, 5:12 PM
    • 15 Posts
    • 0 Thanks
    Elston
    Why would a roofer specify on his website that he does garage roof? Would he have to list extension roofs? Single story roofs?

    A roofer will repair/replace any roof you offer him!
    Originally posted by G_M
    That's pretty much what I've seen on the websites I've looked at, including pictures of work completed and not one sectional garage roof spotted yet. As furts said above, certainly with steel roofs, builders won't want to know as they're used to working with bricks and mortar and tiles. Anyway, I will contact one or two to enquire.
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