Cheapest vs best garage roof

Section62

greensalad said:

I'm guessing the asbestos removal will up the bill, but if I could get it around the £1,500-£1,800 for the double garage I would be chuffed!

You should get a sample of the roof tested before committing to either quote, and also get a quote from a specialist asbestos removal company to remove the existing roof prior to the roofing contractor starting.

It may be regular asbestos cement with a relatively low asbestos %age, or it could be something nastier.

I'd be very cautious about using general builders or roofers to deal with the asbestos, the quickest method of removing it is to smash it, but that will leave your garage/garden covered in fragments of AC and fibres.  Even if they quote for carefully removing each sheet, wrapping it, and for disposal at a licensed site, on the day the operatives might ignore all that and start smashing.

With asbestos and a neighbour involved, you also need to think about protecting yourself financially.  If you agree to be the 'client' for both garages (and the neighbour pays you their share) then you may have further financial liability if the contractor leaves the neighbour's garden covered with asbestos fragments.  Cleaning that up can be very expensive, especially if the neighbour gets 'picky', knowing that the work is being done at your expense and not theirs.

Good asbestos removal contractors will usually be willing to contract separately with each neighbour, which would mean if there was a problem the neighbour's action would be against the contractor, not you (provided you involve them sufficiently in the choice of contractor).

You also need to clarify whether the quotes do include the removal of the asbestos, or if they are just intending to overclad.  TBH £1500-£1800 sounds too cheap for removal of the existing roof and replacement, it is more like the figure I'd expect for overcladding, or just putting the new roof on after removal of the old one by others.

greensalad

Section62 said:

greensalad said:

I'm guessing the asbestos removal will up the bill, but if I could get it around the £1,500-£1,800 for the double garage I would be chuffed!

You should get a sample of the roof tested before committing to either quote, and also get a quote from a specialist asbestos removal company to remove the existing roof prior to the roofing contractor starting.

It may be regular asbestos cement with a relatively low asbestos %age, or it could be something nastier.

I'd be very cautious about using general builders or roofers to deal with the asbestos, the quickest method of removing it is to smash it, but that will leave your garage/garden covered in fragments of AC and fibres.  Even if they quote for carefully removing each sheet, wrapping it, and for disposal at a licensed site, on the day the operatives might ignore all that and start smashing.

With asbestos and a neighbour involved, you also need to think about protecting yourself financially.  If you agree to be the 'client' for both garages (and the neighbour pays you their share) then you may have further financial liability if the contractor leaves the neighbour's garden covered with asbestos fragments.  Cleaning that up can be very expensive, especially if the neighbour gets 'picky', knowing that the work is being done at your expense and not theirs.

Good asbestos removal contractors will usually be willing to contract separately with each neighbour, which would mean if there was a problem the neighbour's action would be against the contractor, not you (provided you involve them sufficiently in the choice of contractor).

You also need to clarify whether the quotes do include the removal of the asbestos, or if they are just intending to overclad.  TBH £1500-£1800 sounds too cheap for removal of the existing roof and replacement, it is more like the figure I'd expect for overcladding, or just putting the new roof on after removal of the old one by others.

I believe the quote for the felt roof included subcontracting out to a local asbestos firm as the roofer said he doesn't remove them himself. So I presume it would be well done and properly wrapped. I would probably ask them to do a separate quote for each of us anyway.

I haven't had the full quote yet that was just the guideline on their site, so let's see when they come out. 

Section62

greensalad said:

I believe the quote for the felt roof included subcontracting out to a local asbestos firm as the roofer said he doesn't remove them himself. So I presume it would be well done and properly wrapped. I would probably ask them to do a separate quote for each of us anyway.

I haven't had the full quote yet that was just the guideline on their site, so let's see when they come out. 

I wouldn't presume this.  In the worst case your asbestos will get flytipped in a country lane along with identifying information and you get a letter in the post from the council informing you that they intend to prosecute you.

You have a legal duty to ensure whoever takes your waste away is licensed to do so.  There are legal complications about whose waste it is, but the safest way for a householder to avoid a problem is to ensure the contractor they are using is licensed for the activities necessary for the job.

greensalad

As with any time I've got a rubbish clearance service, I always make sure they have good reviews and will give me a receipt for where the waste was deposited. I've never not done that. 

diystarter7

greensalad said:

As with any time I've got a rubbish clearance service, I always make sure they have good reviews and will give me a receipt for where the waste was deposited. I've never not done that. 

Exactly the way to go.
We use registered people only and their trucks/vans always have logos and give you a receit etc and you can check their credentials online. The reviews really help and I do trat with caution those that have have several or many reviews missed,
Thanks

stuart45

diystarter7 said:

greensalad said:

As with any time I've got a rubbish clearance service, I always make sure they have good reviews and will give me a receipt for where the waste was deposited. I've never not done that. 

Exactly the way to go.
We use registered people only and their trucks/vans always have logos and give you a receit etc and you can check their credentials online. The reviews really help and I do trat with caution those that have have several or many reviews missed,
Thanks

I know a few lads in the travelling community who will always give you a good price for anything you need taking away. As a bonus they will also remove some things you didn't ask to be taken for no extra charge.

diystarter7

stuart45 said:

diystarter7 said:

greensalad said:

As with any time I've got a rubbish clearance service, I always make sure they have good reviews and will give me a receipt for where the waste was deposited. I've never not done that. 

Exactly the way to go.
We use registered people only and their trucks/vans always have logos and give you a receit etc and you can check their credentials online. The reviews really help and I do trat with caution those that have have several or many reviews missed,
Thanks

I know a few lads in the travelling community who will always give you a good price for anything you need taking away. As a bonus they will also remove some things you didn't ask to be taken for no extra charge.

Me too - but we only give them metal stuff like rads, gates etc that we know they will sell. But anyhting that needs to go to recycle centre is via a registered remover

Rusty190

Can I ask, as I'm currently considering new garage roofing too, is there an issue with condensation and the metal sheeting, square box profile stuff mentioned upthread?
If so, is there anything that can be done at the fitting stage to minimise this?

Section62

Rusty190 said:

Can I ask, as I'm currently considering new garage roofing too, is there an issue with condensation and the metal sheeting, square box profile stuff mentioned upthread?
If so, is there anything that can be done at the fitting stage to minimise this?

Yes. The steel alone will allow condensation to form on the lower surface.  This doesn't harm the steel sheeting, but if drips form those can fall and cause damage the contents of the building below.

There are two standard approaches - the first is to specify the sheeting with applied anti-drip fabric on the underside - this absorbs moisture while condensing conditions exist, and allows the moisture to evaporate when the environment gets warmer.

The second approach is to use insulation under the steel. It doesn't need to be much, my own preference is something like 25mm celotex with the joints taped on the upper surface.  This has the benefit of stopping drips and giving a modest amount of insulation to the space underneath... enough to make the garage/shed more comfortable to work in during the winter months, without breaking the bank.

ThisIsWeird

I suspect the existing asb-cement sheets also suffer from condensation - they won't be far off as cold - but the surface is textured and probably even slightly absorbent so the cond doesn't drip off before it evaporates away again. The smooth steel finish is unforgiving.