Chimney and Roof quote

KiKi

Hi all

I've never been to these parts of the forum, so I'm hoping someone can please help!

In simple terms, we have some water slowly leaking down one external wall (from the roof, right under a parapet) and also two water stains right under two chimney stacks.

The chimney problems I can already identify: two pots have MASSIVE holes in, the rendering is cracked on one stack, and (according to two quotes I've had) the flashing and lead soakers need repairing on one stack - I'll have to take their word for that.

At the back of the property we have a flat roof (in excellent condition), covered in something which looks like a flat material with very sharp stones in it (I have no clue what it is). At one side of the roof is a small parapet which drops straight down the other side. The water is getting in *somewhere* along this parapet, and penetrating the very top of the wall inside the house, right underneath the parapet.

The flat 'stony' material which covers the roof goes right up to the parapet and up it, although not over it, I don't think. On top of the parapet is flashing which comes halfway down the parapet on the flat roof side, over the flat material, but it sticks out a little (it's not flat against the parapet).

I can't see how far the flashing goes down the other side with the straight drop, if at all, because on the very top of the parapet (over the flashing, I assume? Not sure where the flashing starts) is a black, bitumen type sealer (again, I assume).

We've had five quotes to fix this, ranging from £385 to £1200 - but the latter was extortionate and I think he's deliberately priced himself out because he doesn't want to do it. He was quoting for the same work as the others, nothing extra.

The frustrating thing is that I can't see where the water is coming in all along the parapet - I can only assume that it's getting through the sealant and the flashing and this needs to be re-done.

Does a quote of £390 sound okay for this? It seems reasonable to me - but I know absolutely nothing about roofs. At all. I might use the word flashing, but all I know is what it looks like...I don't really know what I'm talking about.

Thanks if anyone can advise or help.
KiKi

ormus

sounds like a typical flat roof problem. a leak.
a repair job should cost approx 250/500 quid. for 1200 quid, id want a complete new roof.

ewcs

KiKi wrote: »

Hi all

I've never been to these parts of the forum, so I'm hoping someone can please help!

In simple terms, we have some water slowly leaking down one external wall (from the roof, right under a parapet) and also two water stains right under two chimney stacks.

The chimney problems I can already identify: two pots have MASSIVE holes in, the rendering is cracked on one stack, and (according to two quotes I've had) the flashing and lead soakers need repairing on one stack - I'll have to take their word for that.

At the back of the property we have a flat roof (in excellent condition), covered in something which looks like a flat material with very sharp stones in it (I have no clue what it is). At one side of the roof is a small parapet which drops straight down the other side. The water is getting in *somewhere* along this parapet, and penetrating the very top of the wall inside the house, right underneath the parapet.

The flat 'stony' material which covers the roof goes right up to the parapet and up it, although not over it, I don't think. On top of the parapet is flashing which comes halfway down the parapet on the flat roof side, over the flat material, but it sticks out a little (it's not flat against the parapet).

I can't see how far the flashing goes down the other side with the straight drop, if at all, because on the very top of the parapet (over the flashing, I assume? Not sure where the flashing starts) is a black, bitumen type sealer (again, I assume).

We've had five quotes to fix this, ranging from £385 to £1200 - but the latter was extortionate and I think he's deliberately priced himself out because he doesn't want to do it. He was quoting for the same work as the others, nothing extra.

The frustrating thing is that I can't see where the water is coming in all along the parapet - I can only assume that it's getting through the sealant and the flashing and this needs to be re-done.

Does a quote of £390 sound okay for this? It seems reasonable to me - but I know absolutely nothing about roofs. At all. I might use the word flashing, but all I know is what it looks like...I don't really know what I'm talking about.

Thanks if anyone can advise or help.
KiKi

Maybe he priced £1200 because it is not a straight forward job/bad access/scaffold/chimney scaff and that`s the money he wants to do it, he`s seen the job, people on here haven`t, so ask him to justify his quote.

rodenal

So what exactly are the various companies quoting you to do? Can you give the breakdown for both the cheapest and highest quote?

KiKi

ewcs wrote: »

Maybe he priced £1200 because it is not a straight forward job/bad access/scaffold/chimney scaff and that`s the money he wants to do it, he`s seen the job, people on here haven`t, so ask him to justify his quote.

We already have scaffolding up with direct access to the roof and stacks. I don't need to ask him to justify the quote; I'm certain he's just priced himself out, he wasn't interested when he came over!

I appreciate people on here haven't seen the job - but that applies to every post on here, and the point of the forum is to ask if a quote seems fair. So that's all I'm asking.

rodenal wrote: »

So what exactly are the various companies quoting you to do? Can you give the breakdown for both the cheapest and highest quote?

Hi, the cheapest quote is £390 to:

• Remove severely damaged chimney pot
• Supply and fix new chimney pot &cowling
• Remove existing lead flashing

• Supply and fix new code 4 lead flashing to parapet wall

• Remove lower 6” of render to second chimney
• Remove defective lead flashing
• Remove slates keeping aside to re-use
• Supply and fix code 4 lead flashing to exposed chimney making good slating and rendering

I think that's very reasonable - but asking because I don't really know!


The most expensive is £1200 for:

• Supply and fix 6No. chimney cowls into open chimney pots.
• Supply and apply 2No.coats of acrypol resin sealant over both chimneystacks.
• Supply and fix 1No.Layer of high performance mineral capping over flat roof parapets.
• Clear all debris and leave site clean and tidy.

The cowls aren't necessary in my opinion, though. (Plus, that one is actually my neighbour's stack, but it's affecting our roof. They're happy for us to fix the damage, but I'm not cowling their pots for them!)


I'm quite certain I'm going to go with the first guy now - he's been courteous, helpful and a comparatively reasonable price. Plus I need to get it done before the scaffolding comes down.

Also had a quote for £465 but it only stated work on the chimney and ignored the parapet! Another for £385, but I wouldn't feel comfortable having him in my home.

Thanks for all the comments.
KiKi

rodenal

The 390 is ok, if he isn't a leadworker this is what will take up most of his time. That's a reasonable amount of work for the cash

KiKi

Thank you rodenal.

KiKi