New flat roof quotes

Christyt

Hi all,

Have quotes from two (apparently) good bloke/well recommended builders to renew a 3x2.5m flat roof extension.

First builder (who lives in the road I just moved into and who came out to quote for work on 3 houses we viewed before we bought this one) has quoted

£2200 plus VAT to do trad tar-type re roof job. I dont' have all details in writing.

Second builder has put in two options:

Price is for traditional 3 layer torch on felt:

dismantle downpipe and bathroom waste pipe, to be reinstated on new roof.
remove guttering, facias. old mineral felt, and roofing boards.
install foil backed "celotex" insulation sheeting between roofing joists, allowing space for ventilation airflow.
fix "osb" roofing boards to joists.
fix angled tilting fillets at base of rendered wall, and along side of conservatory.
cut out chase into brickwork, minimum 25mm for lead flashing.
fit upvc facia cappit board, sides to have circular vents, end to have continuous vented strip.
all side to have drip edges formed at top of facia for mineral felt drip.
boarding to have 3 way mineral felt roofing membrane.
new guttering and downpipe to be fitted.
downpipe and bathroom waste to be reinstated.
all rubbish to be removed by licensed contractor.

total cost £940.00

BUT ALSO:

Price for roof done in sealoflex is £1175.00.

I have two quandries:

1 - I feel a bit like I owe the first builder a job as he helped us out when viewing properties ( I gave him £50 as token thanks but no actual work yet). He is more pricey but seems to keep to budget once he's on job by all accounts. We agreed verbally to go ahead with the job but has been delayed because of weather and bereavement of the tar guy. Nothing in writing, not even a detailed quote itemising the job. Also he lives on my road and I don't want a bad atmosphere with my new neighbour...

However builder 2 seems to offer better value for money and comes highly recommended on ratedpeople, primarily for roof work.

2 - Not sure whether to go for sealoflex option. Seems to offer longer guarantee. I have three different roof systems quoted for and not sure how to compare.


Is it ok to back out on loose verbal agreement with first builder? And is the second quote too low?

Any advice gratefully received!

I'm in Brighton btw.

ormus

get some more quotes. the first quote seems rather large.
it certainly is for my area.

Christyt

Brighton often seems to be lumped into London price-wise...

ormus

then try some portsmouth builders and not london builders.

jonestheroof

The second is on the money Sealoflex is by far the better roof I would quote about £1200 inc vat having not seen the roof.

Christyt wrote: »

Hi all,

Have quotes from two (apparently) good bloke/well recommended builders to renew a 3x2.5m flat roof extension.

First builder (who lives in the road I just moved into and who came out to quote for work on 3 houses we viewed before we bought this one) has quoted

£2200 plus VAT to do trad tar-type re roof job. I dont' have all details in writing.

Second builder has put in two options:

Price is for traditional 3 layer torch on felt:

dismantle downpipe and bathroom waste pipe, to be reinstated on new roof.
remove guttering, facias. old mineral felt, and roofing boards.
install foil backed "celotex" insulation sheeting between roofing joists, allowing space for ventilation airflow.
fix "osb" roofing boards to joists.
fix angled tilting fillets at base of rendered wall, and along side of conservatory.
cut out chase into brickwork, minimum 25mm for lead flashing.
fit upvc facia cappit board, sides to have circular vents, end to have continuous vented strip.
all side to have drip edges formed at top of facia for mineral felt drip.
boarding to have 3 way mineral felt roofing membrane.
new guttering and downpipe to be fitted.
downpipe and bathroom waste to be reinstated.
all rubbish to be removed by licensed contractor.

total cost £940.00

BUT ALSO:

Price for roof done in sealoflex is £1175.00.

I have two quandries:

1 - I feel a bit like I owe the first builder a job as he helped us out when viewing properties ( I gave him £50 as token thanks but no actual work yet). He is more pricey but seems to keep to budget once he's on job by all accounts. We agreed verbally to go ahead with the job but has been delayed because of weather and bereavement of the tar guy. Nothing in writing, not even a detailed quote itemising the job. Also he lives on my road and I don't want a bad atmosphere with my new neighbour...

However builder 2 seems to offer better value for money and comes highly recommended on ratedpeople, primarily for roof work.

2 - Not sure whether to go for sealoflex option. Seems to offer longer guarantee. I have three different roof systems quoted for and not sure how to compare.


Is it ok to back out on loose verbal agreement with first builder? And is the second quote too low?

Any advice gratefully received!

I'm in Brighton btw.

Christyt

Hi jonestheroof - thanks for your view - I think I'm gonna go with the Sealoflex deal - seems like the right move. Ended up giving builder 1 some other work anyway so alls well that ends well. Thanks all...

floydy

hello, also asking for some similar advice....

roofer has quoted me for 30sq foot for refelting a bay and kitchen, said boards may be ok, if not will be extra...£900 approx

i enquired about rubber roof, said it would be nearer to £1200

does this seem reasonable, thanx for any advice

knowloads

fELT ROOF ARE SO 1950'S there are a dozen better options. One thing is ceratin, felt is a temporary fix, and WILL fail.
get prices for EMPM, too.

Christyt

Thanks Knowloads - it does seem worth spending an extra £200 for the Sealoflex if it's going to last so much longer. Not sure what EMPM is but I'll look into it.

morphseal

EPDM - rubber sheets bonded onto roof substrate and overlapped to create a waterproof layer, it is a very good and durable solution, also look into GRP which is glassfibre coat, both will last a long time and if done with a proper builder will get at least 25 yrs guarantee. £200 is not a lot of money to pay for the peace of mind, a leak will cost you a lot more.

docmatt

Mercury_GRP_Roofing wrote: »

I am not really trying to solicit business here