Help with Roof Saga

jtr2803

Hi All

Was going to type a long story but that's boring.

1) Our roof is leaking, trying to get quotes is such a nightmare. So far to repoint a chimney, remove tiles, replace broken hip tiles/repair valleys, clean up old tiles and refit, remove redundant chimney stack we have had three quotes - £5,500, £11,000 and £12,500. Most people I know who have worked in the trade, or have some direct industry experience think the last two quotes are crazy money.

Our property is identical design and size to this: http://www.zoopla.co.uk/property/57-oxford-road/maidstone/me15-8db/14607797

All the info I can find on the internet suggests around £7k, even plus VAT that would be nowhere near the two later quotes we have had. Is it really *THAT* much? We knew it wouldn't be cheap but over £10k causes us massive issues financially (We are considering a temporary repair for now). We have tried to get additional quotes over the past 6 weeks but just cannot get anyone to quote for love nor money as they are all busy!

2) The first company that quoted pointed out to my husband that the main chimney stack quite obviously needed re-pointing, something he noted from standing in the back garden. He was shocked that the home buyer survey hadn't commented on it at all (it didn't mention the roof either). Is there any mileage in pursuing that or don't bother?

Thanks!

G_M

Comparing quotes can be a nightmare.

Obviously you must ensure that each quote is for the same work, fully specified in detail, so that the builder does not have opportunity half-way through to charge 'extra' for something you thought was included.

Having said that, many builders will quote silly money, either because they think you'll pay it, or because they have so much work that they don't really care if you accept their quote or not.

But the final point is to check that the builder is competant. The expensive quotes might actually be a fair price (I don't know), and the cheaper one could be a cowboy who'll
- cut corners
- ask for half the cash upfront & then disappear
etc

So make sure you are confidant in the builder, AND the detailed spec, before employing.

And never pay upfront. If the builder insists on money for 'materials', then yes, pay just enough to buy the initial aterials (not labour costs).

Paying by installments is also fair, but in arrears ie when he finishes phase one (installing scafolding or whatever), pay for that, but don't pay in advance for the next bit.

Chanes

If they are scaffolding you might find it a big vhunk of the cost? Maybe you can split the work and get your own scaffolding people? Working at height is dangerous and that's is the reason it is expensive. We've just had a lot of work done and the most expensive work was replacing the roofline and gutters/down pipes, but one trip and those lads would have a very long drop. And don't forget to see their insurance documents before they start work! Good luck!

LEJC

I have to agree with the poster who mentions scaffolding...that is actually a huge chunk of the budget..so in some ways looking towards a temporary repair may not be the most cost effective option.

Going down the route of splitting the scaffold and the job might be an option but you then need to agree with the contractor that they are happy to use a 3rd party scaffolder!!!!

Potentially you are also in the "busy time" when everyone with a roof problem wants it sorted out before the bad weather...persevere with the quotes if you can and that might give you a better indication of whether the price is as you probably suspect towards the higher end of your budget.