Flat Roof Help!

RoadeRunner

Please can someone point me in the right direction ? We have a large bungalow with a flat roof. We bought the place about a year ago knowing that we would have to consider re roofing although there weren't any obvious problems with the roof then and there still aren't. It is approx 20 years since it was done. The main problem is insulation. At the moment it is stramit board which after last winter we realised means non existant ! .

I have investigated loads of sites all extolling the virues of their particular roofing material, rubber, GRP, sarnafil, etc and I am very confused and am in the process of getting quotes.

The one thing I am very worried about it that one company said stramit was a fire hazard and that everything would have to be stripped off and re decked before either felt or sarnafil was put on and another company told me stramit was not a fire hazard and suggested he insulated over the existing roof and put a GRP over the top.

I have had one quote in for a rubber roofing which was £7500 for scaffolding and £25,500 for materials and labour. I don't at this time have anything to compare it with but that is quite a bit higher than I thought.

I have had such a bad experience with some recent building work that I am finding it hard to trust any workman but I know that there are some trustworthy roofers out there who can give me some help.

tbs624

You may want to contact the local council Building Control Officer - AFIAA all re-roofing jobs have to have a Building Regs application made because of the Regs on thermal emissions/insulations etc: that dept may also be able to advise on some of your other queries.

RoadeRunner

Hi - thanks for that. I did contact the Council and they confirmed that I would need building regulation control but would not give me any assistance on anything apart from telling me once I had decided on the type of roofing material I wanted and insulation they would review it. Very helpful.

tbs624

Bless 'em;) I guess it does vary from Council to Council.

This article may be of more help to you then, it's by Jeff Howell, who talks a lot of common sense on property matters IMO ( definitely recommend his books and no, I am not on commission). He has a construction industry background and a useful website, as well as newspaper column etc. http://www.telegraph.co.uk/property/main.jhtml?xml=/property/2006/07/26/pask26.xml

guppy

If you intend on being there for a while, would the property and the area lend itself to a pitched roof? I'm guessing not if its a large bungalow, but some post-war prefabs have had this done where I live and they look much better for it

wolfplayer

We were recommended this firm by friends, and they really did a great job at a great price. One day job too. No messing around. Ripped the old roof off and then set the new one on carefully.

http://www.ultraflexflatroofs.co.uk/picturegallery.htm

Also they were a lot cheaper than other quotes we got (x10 cheaper in one instance)

Whoever you go with, get a full estimated quote in writing.

I wouldn't worry too much with all the headache-inducing options for covering with all other firms. The only thing is I have no idea about the insulation part of what you are looking for. Good luck.

wolfplayer

Also if you are a pensioner, it might be worth asking if they do a pensioners discount.

That first quote you've been given, well I'm no expert with roofing, but it sounds ridiculous. Put it this way, other firms wanted to charge us heavily for scaffolding too (not £7500 though!)... but in the end Ultraflex had their own approach to that, saving us plenty.

Maybe you could take some photos of your bungalow, and post or email them through when requesting a quote, and explaining the insulation issue you have. Also never pay for a job upfront with any company!

There is a credit-crunch on and a lot (not all) skilled tradesmen are under the squeeze. If you don't follow up the company I suggested, make sure you aren't taken for a ride and bargain hard for a good price.

tbs624

wolfplayer wrote: »

We were recommended this firm by friends, and they really did a great job at a great price. One day job too. No messing around. Ripped the old roof off and then set the new one on carefully. .

Was this for your current property Wolfplayer - just wondered, as you mention elsewhere that you are a tenant ?

dopester

Busted !!!! :beer:

wolfplayer

tbs624 wrote: »

Was this for your current property Wolfplayer - just wondered, as you mention elsewhere that you are a tenant ?

Parents' house, and I paid the bill for the roof.

Check their website and the flat roofs they've done, including a Church, a Shopping Centre and residential flat roofs around the country.

I'm just suggesting the OP try them for a quote, or carry on getting quotes from other companies.

What the OP has currently been quoted is scary (over £30K !) but I don't know the full circumstances for his bungalow.

RoadeRunner

tbs624 - Thanks for that link its really helpful.

Guppy - We did look at the possibilities but without going into too many details its a square property with an open square courtyard in the centre which would cause light issues, and neighbour issues.

wolfplayer - I am not an oap - or a man !