help with different builders' quotes

jazzycatbristol

Hello,
The back of our house was badly rendered a few years ago and cracks have started to appear. It hasn't blown completely, but needs painting with an exterior paint. The result is a lot of damp inside, and then during the very wet month of January, water got into the chimney stacks, so we assumed that they also needed some remedial work.
It was difficult to know who to contact - builders, roofers, plasterers - because of the different work involved. We've since had 6 different tradesmen visit, but only received quotes from 3.The problem is that all quotes are completely different! How do we know what work actually needs doing? Do we start again and get further quotes? Any advice welcome.
Thanks,
jazzy

stebiz

Are the chimney stacks rendered as well or is this another issue?

trailingspouse

It's always a tricky one - either you end up paying for work that doesn't really need doing, or you get a cheap job and it isn't done right.

It all depends on how the various trades justify the price they've given you. In other words, you have to ask yourself (and them) 'Why is it so cheap?' or 'Why is it so expensive?' If they can explain that they aren't charging as much because some of the work isn't essential immediately, that might be OK. If they can explain that they're more expensive because the work they'll do will avoid more problems in the future, that might also be OK.

Also, how confident do you feel about them? If you feel that they're ripping you off, you're probably right.

jazzycatbristol

Thanks for the quick replies.

No, as far as I know the chimney stacks aren't rendered, but no-one has proposed doing that. Two have suggested capping them.

Only one quote is considerably more. The other two are largely similar, but I don't know which one to go with.

stebiz

jazzycatbristol wrote: »

Thanks for the quick replies.

No, as far as I know the chimney stacks aren't rendered, but no-one has proposed doing that. Two have suggested capping them.

Only one quote is considerably more. The other two are largely similar, but I don't know which one to go with.

Okay, so assuming that it is not an end gable and the chimney is not attached to the outside wall, then this is a separate issue that can be resolved by either flashing, pointing, capping - whatever has been recommended by a roofer.

The render issue is something else.

Can I assume that my assumptions about your chimney are correct?

jazzycatbristol

Yes, you're right stebiz. Would you also think capping is advisable?

stebiz

jazzycatbristol wrote: »

Yes, you're right stebiz. Would you also think capping is advisable?

Yes for sure. Assuming they've checked over the lead flashing and pointing then that is most likely to be the case.

So it leaves you with the render. Did they render over existing pebbledash or anything or just straight on to the bricks? I wonder if filling in the cracks and then coating with a waterproofing agent.

http://www.amazon.co.uk/RONSEAL-Thompsons-Water-Seal-TWSEAL5L/dp/B002SHNRHQ

The rain should just then bounce off.

jazzycatbristol

Not onto pebbledash, but pretty sure something wasn't done quite right. that's probably why I'm so paranoid now about getting another builder.
yes, plan is to fill in cracks and then paint with either stronghold or sandtex ( or the product you've suggested if better).

spacey2012

Main thing is make sure any vat issue is sorted, some give low quotes then stick 20% vat on later, so make sure it is inclusive of vat or vat exempt (small firm) and anyone charging vat, get a VAT receipt with a number on and check them out.

jazzycatbristol

Good advice, thanks.

stebiz

jazzycatbristol wrote: »

Not onto pebbledash, but pretty sure something wasn't done quite right. that's probably why I'm so paranoid now about getting another builder.
yes, plan is to fill in cracks and then paint with either stronghold or sandtex ( or the product you've suggested if better).

Then get the roofer to do the chimney and a painter and decorator (or yourself) to paint the rear with sandtex or ronseal or some other waterproofing agent. Job done.