Replace flat roof covering

Elllegee

We had a flat roof extension added to our home 5 years ago. The roof covering is a single ply membrane as detailed by the architect. Since installation we have had 2 x leaks, both during storm weather.

Original contractor attended to both leaks and told me the most recent repair was complete. I questioned this as I could hear creaking which I didn’t have before. At my request he came out again and we’ve gone from the roof being repaired to him advising air is getting under the roof covering and his suggestion would be to replace this with felt. Well, actually his suggestion is to put ply over the existing covering and then put felt over the top at an additional cost to me of £4k.

I obviously asked about repair options and warranty. He’s been evasive and despite claims he’ll get back to me, I’m constantly chasing.

I got a second opinion from a recommended roofer (original was sub-contracted by builder). Second guy viewed the roof without any backstory, other than the info that I’d had a leak.

He said air is getting under covering so needs repaired not replaced. However, he doesn’t deal with this type of covering so would not be able to repair but provided a quote for replacement. He would remove membrane and install 3 layer felt system. This would cost £2k and would include other repairs I’m about to mention below.

Each time we’ve had a leak the membrane has slipped out from
under the pitch roof tiles on the original part of the house. Second roofer said the reason this is happened is because the membrane isn’t going up under the tiles far enough, effectively it’s been cut a bit short in his opinion but he also said he can rectify this issue by adding back the final row of tiles which were removed at flat roof install. He would baton and add these back in and that would make it more secure and less likely to slip out. He could do this as part of above or separately for £200

I also have a small leak on the outside of the house which I thought was coming from the guttering but after inspection second roofer said that is coming from water getting under the membrane and finding its way out at a join over the guttering. This could be originating from our problem area above or elsewhere. This would be resolved if I replaced with above quote.

I trust the views of the second roofer, but obviously replacing a 5 year old roof covering isn’t ideal. However, I now have little confidence in getting the original guys back to repair.

I don’t know if changing the roof covering is a good idea. For context we live near the coast so winds get high round here on a good day. It also comes with a copious amount of seagulls and magpies in this neck of the woods so it’s not been the first time I’ve heard a hammering on the roof only to find it’s a bird pecking away. The combination of air under a rubber covering and sharp beaks is filling me with dread.

Do I bite the bullet and replace it before it rips off in the next lot of high winds? Do I get another contractor who deals with this type of covering to quote for repair instead? Would replacing the covering cause me any issues in selling in future if completion certificate says one thing and covering is different? No plans to sell in next 10-15 years minimum but you also never know what might happen in life.