Roofing quote help!

Proud_worried_dad

Hello all,

I am a bit stuck. I have finally saved enough to put a deposit on a terrace house that has a 8.5m x 4.5m flat roof. The offer was accepted. I got a roofing contractor to look at the roof to quote for any repairs (the parapets need repairing, that much is clear from the ground). I also had a surveyor come in and inspect the house. The surveyor could not detect any leaks or signs of leaking from the roof.

The roofer has sent me a quote for everything totalling £17k (not including VAT!), some of which I think is an optional luxury when the roofing cover is intact. It's the parapet brickwork that needs repairing.

Below is a copy and paste of the quote. I would very much appreciate your thoughts. I wasn't expecting £17k for a flat roof that is mostly parapet repair.

Thank you so much!

Front Elevation Scaffold and Working Platform

Supply and erect all necessary scaffolding including safety rails and toe boards to comply with health and safety to all areas of roof for a safe execution of the above works.

All scaffold to be dismantled upon completion and removed from site.

Please Note – all pot plants and furnishings must be removed by yourselves before any scaffold is erected as no responsibility can be taken for damaged caused to plants or sheds which maybe in the vicinity of the scaffold

Total Cost for Labour and Materials……..£575.00 +vat

Main Flat Roof Covering – using a SIG Signature 3-Layer Felt System to include 120mm Insulation Boards and Vapour Barrier

Strip up existing flat roof materials including skirting’s, fillets and all labours lower to ground and clear.

Sweep up and clear existing decking and leave clean.

Supply and lay SIG Signature HT125 tapping strip lay loose and tacked.

Supply and lay quick drying primer to the complete roof decking and leave to dry.

Supply and lay SIG Signature total torch vapour control layer with super fusion bitumen lozenges. The membrane should be laid torch applied to completely remove the plastic film and fully bond the underside with a 100mm side laps and 150mm end laps.

Following torching a 5mm continuous bead of bitumen must extrude the laps, all laps must be thoroughly checked for security as works proceeds. The edge of the insulation must be encapsulated at all details by allowing sufficient over sail of the vapour control layer at upstands the vapour control layer must be dressed up the upstand to allow a minimum of 100mm lap with the waterproofing when it is installed.

Supply and fit 120 x 120mm tanalised Timber to all outer edges and Abutments this to allow the Abutment of the new Insulation Boards to prevent movement.

To comply with the guarantee the following insulation must be as supplied by SIG limited via a local contractor.

Apply to the SIG Signature total torch vapour control layer,SIG thermazone pir plus torch-on 600 x 600 120mm insulation boards in accordance with the current instructions including the use of tee guards which must be used when installing the insulation.

Apply a layer of total torch vapour dispersion layer. The membrane should be low flame torched to completely remove the plastic film and activate the super fusion bitumen lozenges on the underside and achieve the high strength partial bond.

Following torching a 5mm continuous bead of bitumen must extrude from the laps, all laps must be thoroughly checked for security as works proceeds.

Side laps must be 100mm and end laps 150mm, an all laps must be thoroughly checked as works proceeds, it is imperative that the end laps are properly sealed as works progresses.

Apply a layer of SIG firesmart Olympic thermaweld blue/grey fully bonded by torching ensuring the heat dispersible film is completely removed by torching as works proceeds.

Membrane should be lapped at the sides by 120mm and at the ends by 100mm, following torching a 5mm continuous mead of bitumen must extrude from the laps, all laps must be thoroughly checked as works proceeds

Total Cost for Labour and Materials……..£7,500.00 +vat

Zinc Capping System to top of the Front Parapet Wall

Clean off and prepare existing brick and wall surfaces ready to receive new zinc capping system.

Supply and fit exterior ply-decking this to include all associated furring timbers fixed securely into position by means of screws and raw plugs ready to revive new zinc capping system.

Supply and lay megaspaan underzinc felt lay loose.

Supply and fit 14 gauge zinc sheeting dressed and formed into capping’s single welted, these to be fixed securely with zinc clips, this to include all necessary seaming, welting and solder burning as required including the forming of drips.

Supply and fix new zinc cover flashings fixed securely to the existing decking with galvanised nails, dressed and formed including the welting onto covering with an outside lip ready to receive welted sheeting on zinc sheeting.

Total Cost for Labour and Materials…….>£1,275.00 +vat

The Provisional sum of £2,500.00 +vat for the replacement of the Flat Roof decking if found to be necessary upon the stripping up of the Flat Roof Covering the following works would be carried out

New Flat Roof Decking

Strip up existing decking lower to ground and clear.

Sweep up and clear existing rafters de-nail and leave clean.

Supply and fit exterior ply-decking this to include all associated furring timbers fixed securely into position ready to receive new roof covering

Total Cost for Labour and Materials…….£2,500.00 +vat

With Reference to the Provisional sum of £5,000.00 +vat for the New Waterproof Render System to all Inner Parapet Walls the following works would be carried out

Inner Parapet Wall Render

Hack off existing sand and cement render to the front inner parapet wall bag up and clear.

Brush down and Unibond brickwork ready to receive new materials.

Supply and fix metal renderstop bead and stop beads these to be fixed securely on to the abutment walls by means of screws and raw plugs.

Supply and lay new sand and cement render to the complete parapet wall this to have a mixture of a 3;1 sand and cement mortar finished with a fine washed sand with an added Waterproofer and Unibond mix, finished coat is to be by means of a trowel finish and leaving all works clean and tidy on completion and in a watertight condition.

Total Cost for Labour and Materials…..£5,000.00 +vat

Please Note

The above Waterproof Render System would be carried out by a Specialist Contractor

donemedosh

Not sure about the quote but I think it is very high. You say the roof is 8.5 X 4.5 which make the quote is charging about £400 per square metre. I live in a semi & to replace my standard tiled roof would not cost anywhere near that. Get another quote is one answer but if its not leaking & it is not been picked up the survey do you need it doing. hope this helps

Proud_worried_dad

Thanks for your reply. Unfortunately I can't afford to get more quotes - I don't know what it is like outside of London, but here to get a quote for roofing repairs for a house that you don't own, but intending to buy, costs £300.

The parapet wall definitely needs work, as there are patches that look like in a year or two with more erosion/cracking could fall out of place and do damage.

The main reason I am stressing about this is because I need to make sure that I have enough money left in my account following the purchase to afford the roofing work.

Thank you!