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Flat Roof Repair
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spursfan323
Posts: 107 Forumite
I have had a single floor extension built a few months ago. The roof incorporates a large rooflight (2.5 x 3.5m), and shortly after moving in we discovered water seepage all around the rooflight.
Subsequent inspections by various roofers revealed that
(a) the rooflight had been fitted almost flush to the roof, when it should have been fitted onto a 15cm upstand
(b) the flashings had been fitted poorly
(c) there was no incline so water collected in several places
(d) the felt used is of very poor quality.
Builder came back (grudgingly), and applied soft bitumen to all edges and joins, so there have been no more leaks. However he has refused to do anymore remedial work - we want him to remove the roof, build a suitable upstand, create an incline and refelt it with a suitable longwearing material. I had 3 roofers in each of whom recommended a different material - one said EPDM, one said Hi-performance felt and think one said asphalt felt (?).
Anyway... I have been quoted £3,500 to strip the roof, build an incline and refelt with some sort of felt (asphalt?). Roof area measures some 30m2. This doesnt include cost of removing and refitting the rooflight, or any decorating costs.....is this a fair price?
Thanks a lot.
Subsequent inspections by various roofers revealed that
(a) the rooflight had been fitted almost flush to the roof, when it should have been fitted onto a 15cm upstand
(b) the flashings had been fitted poorly
(c) there was no incline so water collected in several places
(d) the felt used is of very poor quality.
Builder came back (grudgingly), and applied soft bitumen to all edges and joins, so there have been no more leaks. However he has refused to do anymore remedial work - we want him to remove the roof, build a suitable upstand, create an incline and refelt it with a suitable longwearing material. I had 3 roofers in each of whom recommended a different material - one said EPDM, one said Hi-performance felt and think one said asphalt felt (?).
Anyway... I have been quoted £3,500 to strip the roof, build an incline and refelt with some sort of felt (asphalt?). Roof area measures some 30m2. This doesnt include cost of removing and refitting the rooflight, or any decorating costs.....is this a fair price?
Thanks a lot.
0
Comments
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Actually I think it probably is fair. Thats a big roof area and they will have to take the deck right off to install firrings to give a fall that meets Building Regs. Whats the extra for the rooflight? The question is should you be paying for it and I suspect not. By your description your builder has clearly NOT done a proper job here at all (although there are always two sides to a story) and if he is refusing to carry out remedial works this sounds like a case for trading standards and / or the county court.
Have you paid him all you owe him or is there a retention?
HTH
CheersThe difference between genius and stupidity is that genius has it's limits. - Einstein0 -
Thanks for your reply.
I have NOT paid him in full - I have still got about £4k outstanding which suits me nicely.
(In case you were wondering, I sent him a letter detailing this, and other jobs, that needed to be sorted out, giving a deadline for him to start work. I offered him £500 after all the other jobs would be completed and the balance after the roof.
His written response was to quibble about the £500 (he wants more) but interestingly no mention was made of the £4000, from which I understood he's got no intention of seeing to the roof. In any case, his deadline's passed already...)0 -
Sounds like he's making a case for you not to pay him and use the balance to correct his alleged poor workmanship. I'd run it past my solicitor first to make sure I was on unassailable ground though if I were you.
CheersThe difference between genius and stupidity is that genius has it's limits. - Einstein0 -
Now got a quote from another (equally experienced) builder for £2,600 incl vat, but for three layers of torch on felt. Currently there is one layer of 'the cheapest rubbishy felt' - the type used on sheds.
However, the first guy was proposing to use asphalt on the entire roof, as would be seamless and therefore more waterproof). Which would be better?
As an aside, this is now the 5th professional to see the roof - 2 builders and 3 roofers - all of whom have been scathing as to the quality of the work done...0 -
spursfan323 wrote: »but for three layers of torch on felt.The first guy was proposing to use asphalt on the entire roof, as would be seamless and therefore more waterproof). Which would be better?Currently there is one layer of 'the cheapest rubbishy felt' - the type used on sheds.As an aside, this is now the 5th professional to see the roof - 2 builders and 3 roofers - all of whom have been scathing as to the quality of the work done...
What you can't afford to do is proceed on a basis that leaves you wide open to a breach of contract action because you have just said you won't pay him. I still think 30 minutes with your solicitor before you anything further would be money well spent (add that to any eventual claim against him too).
CheersThe difference between genius and stupidity is that genius has it's limits. - Einstein0
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