Replacemnt Of Felt on Flat Roof of Kitchen Extension

HUMBUG

Hi All
Got 4 quotes for replacing the old felt flat roof for my parents kitchen (an extension to the house 1.5m x 5m ). I got quotes from the more celubrious established company based in Pinner (Greater London) , 2 FMB registered ones and finally a local family run roofing company.

1.Celubrious one - £1500 + vat ( 3 layer ply -including replacing of 2 fascias with UVPC and 2 sections of guttering)
2. 1st FMB - £1200+ VAT (1 fascia to be replaced with UVPC but no replacement of guttering - using single ply)
3. 2nd FMB - same work as point 1 but estimating £1400 (not VAT registered)
4. Family Run Business - £1600+ vat (same work as point 1).

Do you think these estimates are reasonable considering the work detailed below by company point 3 above?

Remove complete existing felting
membrane to rear elevation flat roofs.
Check and repair damaged decking wherever necessary.
Supply and install arris rails to sides and edging.
Replace fascia boards to flat roof using upvc boarding and fix new guttering.
Flat roof has corrugated sheet roof connected, this will be damaged, so will have to be replaced.


Supply and lay the following felting system


Layer 1-3B glass fibre bonding Chester felt /Icopal(UK)
Layer 2 - 2mm underlay type SBS Debotec (UK)
Layer 3- 4mm Icopal Anderson Tecnatorch type SBS Mineral Cap Sheet (UK)
Ubiflex flashing to be installed to connecting walls.
Parapet walls connecting to flat roof to be rendered as brick works and pointing are in poor condition.
Reinstall corrugated sheets to match existing

All waste and debris to be cleared away leaving worksite tidy and clean.
Flat roof will be issued with a 20 year warranty for materials and labour.
Work to be carried out for the sum of £1400.00. Please note that estimate is for part wood decking repairs


ir.i If large sections of decking require replacing, additional costs will apply

Alias_Omega

Do you have a picture?


"Check and Repair existing decking". I would like to the boundary between this and "ir.i If large sections of decking require replacing, additional costs will apply".


Essentially, they are going to pull the old felt off, check the boards for any damage and felt over the top.




Have you thought about playing the family company off against the others?

HUMBUG

Alias_Omega wrote: »

Do you have a picture?


"Check and Repair existing decking". I would like to the boundary between this and "ir.i If large sections of decking require replacing, additional costs will apply".


Essentially, they are going to pull the old felt off, check the boards for any damage and felt over the top
.
Have you thought about playing the family company off against the others?

Personally, I'd prefer to use the FMB registered roofer who has given the estimate £1400. The family business is obviously trying to rip me off as he quoted £800 over a year ago to my sister (when we asked him for a quote when hiring him for some other guttering work) but he obviously forgot . So can't trust him but are these quotes relatively fair? I thought the going rate for re-felting a flat roof was between £30-50 but these quotes look incredibly high (and suspiciously similar). I've previously mentioned that traders might be using some agreed minimum price between themselves and these quotes have made me even more suspicious. Lets say the replacement of guttering and fascia's will be £200 (this work is only 8ft from ground level), that means £1200 for 7.5 sq metres (even with a little rendering ). The 'family' + 2 others says no rendering required as its in good order, while another says 'its in poor condition'. I don't have any pictures but I can't see too much wrong apart from little areas of rendering that need filling before the flashings are fitted. Maybe a square foot of the plywood underneath is rotten but I can't really see until all the felt is taken off. If I add another £100 for replacement of plastic corrugated roof cover that is sitting on part of the roof (which they will need to remove before the felt is replaced), we are talking about £900 for 7.5 sq metres. This means they are charging £120 per sq metre which is about £70 more per sq metre more than I envisaged. Looks again like a little cartel of local traders agreeing rip-off minimum prices. Maybe I should consider hiring some reputable traders outside of Greater London and paying them their travel expenses. It will probably work out cheaper by a few hundred quid.

Alias_Omega

Hello again,


Have you posted this up on MyHammer etc? You may get a few more people interested.


Whilst the Federation of Master Builders maybe good, surely a roofing one is better?

http://www.nfrc.co.uk/


AO.

HUMBUG

Alias_Omega wrote: »

Hello again,


Have you posted this up on MyHammer etc? You may get a few more people interested.


Whilst the Federation of Master Builders maybe good, surely a roofing one is better?

http://www.nfrc.co.uk/

AO.

I have contacted an NFRC registered company by email but they haven't bothered to respond. Not even a cursory reply to say they have received my email. Thanks anyhow.

Alias_Omega

Maybe they are too busy to read emails...how about a call to a mobile..

SJshah

I live near Pinner, try getting a quote from Sullivans roofing who are local (their van always parked near St Albans Church). They seem to be doing lots of jobs in the local area.

Summer being a busy time of the year for roofing and patios, you're likely to get higher quotes now since they have an abundance of jobs.

HUMBUG

SJshah wrote: »

I live near Pinner, try getting a quote from Sullivans roofing who are local (their van always parked near St Albans Church). They seem to be doing lots of jobs in the local area.

Summer being a busy time of the year for roofing and patios, you're likely to get higher quotes now since they have an abundance of jobs.

Many thanks but actually got another local company to do the work and also offered the best quote and were fantastic. Even hired them to do some extra cladding work . The 2 albanian workers were very experienced and worked throughout the day in 90 deg F heat . Did a lot more work and wall rendering repairs (before installing the flashings) than I first envisaged. All the materials and felt were UK quality assured brands, not the cheap overseas stuff. Felt roof and cladding done for £1760 , and no VAT because they aren't VAT registered.

Alias_Omega

Good. Thanks for the update.