New flat roof quotes

Browntoa

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Christyt

Hi all, I've still yet to get my flat roof sorted. I'd settled on a builder to do a sealoflex one plus resealing with lead flashing 5m join between conservatory and house (they used tape before and the damp is blowing the plaster below).

Anyway - He had quoted £1200 for roof (3x3m) and £400 to seal the conservatory. It all fell apart when I said I was going to get building regs sign off (I would pay the fees). He then said it would cost me more and got shirty about it so we parted company.

I've since got another quote for the roof, this time to building regs standard agreed up front but using a Fibreglass top. He's charging just £600 for the roof with a 20 year guarantee. But £900 to do the conservatory lead seal which he said was often a more tricky job than it appeared.

How can it be so cheap to do the roof for something supposedly guaranteed for 20 years - and suddenly so pricy to do the lead flashing?

Grateful if anyone can enlighten me?

Does this quote make sense?

docmatt

Christyt wrote: »

Hi all, I've still yet to get my flat roof sorted. I'd settled on a builder to do a sealoflex one plus resealing with lead flashing 5m join between conservatory and house (they used tape before and the damp is blowing the plaster below).

Anyway - He had quoted £1200 for roof (3x3m) and £400 to seal the conservatory. It all fell apart when I said I was going to get building regs sign off (I would pay the fees). He then said it would cost me more and got shirty about it so we parted company.

I've since got another quote for the roof, this time to building regs standard agreed up front but using a Fibreglass top. He's charging just £600 for the roof with a 20 year guarantee. But £900 to do the conservatory lead seal which he said was often a more tricky job than it appeared.

How can it be so cheap to do the roof for something supposedly guaranteed for 20 years - and suddenly so pricy to do the lead flashing?

Grateful if anyone can enlighten me?

Does this quote make sense?

It actually adds up to the same as the

Hi, do you know the width and length of the lead to be used? It will probably be code 5 which is very expensive. If it's a valley behind the conservatory it could be done in EPDM and the flat roof could be at the same time.

Christyt

Hi there,

Well this is the detail of the quote - dont know if this helps:

Roof - guarantee 20 yrs - £600

1. To remove all of the felt on flat roof.
2. To fit 18 mill osb boards all over roof.
3. To lay one layer of roofing resin and one layer of chop strand mat and one
more layer of roofing resin.
4. To finish roof with one layer of top coat resin in grey.
5. To replace fascias and gutter in pvc.
6. To remove all of the rubbish from site.


Conservatory Seal - guarantee JUST 5 YEARS!! - £900

To remove render on wall on top of conservatory roof.
To fit lead all along wall and lap over roof.
To Cement wall back and use pva in mix to make water tight.
To remove all of the rubbish from site.

He doesn't specify the width - the length is about 5m.

Still seems v odd it costs so much - and just for 5 years guarantee?

docmatt

Christyt wrote: »

Hi there,

Well this is the detail of the quote - dont know if this helps:

Roof - guarantee 20 yrs - £600

1. To remove all of the felt on flat roof.
2. To fit 18 mill osb boards all over roof.
3. To lay one layer of roofing resin and one layer of chop strand mat and one
more layer of roofing resin.
4. To finish roof with one layer of top coat resin in grey.
5. To replace fascias and gutter in pvc.
6. To remove all of the rubbish from site.


Conservatory Seal - guarantee JUST 5 YEARS!! - £900

To remove render on wall on top of conservatory roof.
To fit lead all along wall and lap over roof.
To Cement wall back and use pva in mix to make water tight.
To remove all of the rubbish from site.

He doesn't specify the width - the length is about 5m.

Still seems v odd it costs so much - and just for 5 years guarantee?

If anything lead should be 600 and roof 900, lol

If he is doing a box gutter and going right up a wall it may be quite wide hence the price. Can u take a pic?

Christyt

This pic doesn't show you much - I'll try and take one of the join too.

http://farm6.static.flickr.com/5033/5818188592_69ba214f0c_b.jpg

Cheers

Christyt

OK here are some pics of join taken from upstairs window. The problem is that below this join in the conservatory, the plaster is blowing and coming off the wall. How it should be fixed and how much that should cost of course, I've no idea. But as I said £900 for five year guarantee seems a bit steep?

In second pic you can see the rotten flat roof which is the one that needs replacing.

http://farm6.static.flickr.com/5066/5817647357_86849e5e8e_b.jpg

http://farm4.static.flickr.com/3139/5817647689_6856f35154_b.jpg

Cheers

docmatt

Christyt wrote: »

OK here are some pics of join taken from upstairs window. The problem is that below this join in the conservatory, the plaster is blowing and coming off the wall. How it should be fixed and how much that should cost of course, I've no idea. But as I said £900 for five year guarantee seems a bit steep?

In second pic you can see the rotten flat roof which is the one that needs replacing.

http://farm6.static.flickr.com/5066/5817647357_86849e5e8e_b.jpg

http://farm4.static.flickr.com/3139/5817647689_6856f35154_b.jpg

Cheers

Yes after looking at the pics £900 is a bit steep. It is a messy job mind, angle grinding a break in the mortar and then hacking out all the render but it's 2 days max. Are you in London?

Christyt

I'm in Brighton (London on Sea!)

The £900 chap said he'd be prepared to do the flat roof component for £700 (incl pvc fascias) with £20yr guarantee and up to buidling regs standards as a separate job so maybe I'll take him up on that. Just afraid he suspects rotten joists and will hit me for more money later anyway!

I'm going to get some more quotes and see what other people say.

Christyt

Update on all the above:

Got a quote for EPDM roof (with 100m insulation - still not up to building regs standard) - £1500 incl VAT (3x3m roof, incl facias)
Claims the EPDM lasts 40 years etc.

Remove felt and boards
Install 100m insulation and 18mm smart ply
Install 2.1 tanalised edge battens
Lay EPDM roof system Black Rubber Bond Fleeceback -
Fix black plastisol edge trimms and wall trims to make watertight
Replace fascias and futtering uPVC

Same guy quoted £900 to seal the conservatory


Cheaper option:

£700 for a fibreglass roof - he said verbally it would have insulation and be to building regs but his quote includes the following:

Remove old felt
Fit 18mm osb boards all over
Fit layer of roofing resin and one layer chop strand mat and further layer roofing resin
Top coat resin in grey
Fit PVC fascias and gutters

Also quoted £900 to seal conservatory


Got a separate quote for leading the conservatory for £780 so was thinking of getting cheap guy to do roof and these guys to do conservatory. Saving £1000 or so!

BUT: The cheaper roof quote makes me nervy - don't people say stay away from quotes that are too cheap?
Also worried that if I get separate companies to do both the join between the flat roof and the conservatory won't be done properly as neither company will take responsibility. The flat roof room butts 90degrees onto the conservatory.

I know it's pathetic but I'm torn. I'm more confident of expensive guy but could really do with saving that £1000.

Any views out there?